| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Best |
| Demographics | 53rd | Best |
| Amenities | 46th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1000 Blue Stone Cir, Mabank, TX, 75147, US |
| Region / Metro | Mabank |
| Year of Construction | 2009 |
| Units | 76 |
| Transaction Date | 2007-10-30 |
| Transaction Price | $131,300 |
| Buyer | BETCO CEDAR CREEK HOUSING LP |
| Seller | SENTRY DEVELOPMENT CO |
1000 Blue Stone Cir Mabank Multifamily Investment
Newer 2009 construction in a renter-friendly pocket with a solid local service base and manageable rent-to-income levels, according to WDSuite’s CRE market data. Positioning suggests durable demand with room for operational improvement versus older nearby stock.
The property sits in an A+ rated suburban neighborhood ranked 1st of 41 across the Athens, TX metro, signaling strong overall fundamentals relative to local peers. Restaurant and cafe density is competitive among Athens neighborhoods (both near the top of 41), supporting convenience and day-to-day livability. Grocery and pharmacy access also track above national medians, while parks and formal childcare options are limited in the immediate area.
Renter-occupied housing accounts for a meaningful share of neighborhood units (41.7%; ranked 3rd of 41), indicating a deep tenant base for multifamily. Neighborhood occupancy trends are below national medians, suggesting lease-up and retention will lean on hands-on management and asset quality. Median contract rents in the neighborhood remain modest, and the rent-to-income ratio near 0.14 points to relatively low affordability pressure — a backdrop that can support pricing adjustments with careful lease management and value delivery.
Within a 3-mile radius, population increased in recent years and households grew faster than population, expanding the potential renter pool. Forward-looking data points to continued household growth and smaller average household sizes by 2028, which typically supports sustained demand for rental units. These dynamics, coupled with steady service amenities, make the location suitable for workforce-oriented multifamily property research focused on demand depth and retention.
Home values in the neighborhood sit in a higher national percentile with a value-to-income ratio that is elevated versus many U.S. areas. In practice, this kind of ownership landscape tends to reinforce reliance on rental housing and can aid lease stability, provided rent levels remain aligned with local incomes and asset positioning.
Safety indicators are comparatively favorable versus national peers: both violent and property offense rates score in higher national percentiles (safer relative to many neighborhoods nationwide). Within the Athens, TX metro, the neighborhood’s crime position is in the better half (ranked 29th of 41, where lower ranks indicate higher crime), suggesting a competitive safety profile among local submarkets.
Recent year-over-year readings indicate an uptick in reported offenses, so investors should monitor trend persistence and factor in standard security measures and resident engagement. As always, underwriting should emphasize current local data and on-the-ground validation rather than block-level assumptions.
Nearby employment is anchored by local services, with close-in insurance offices supporting commute-convenient renter demand for the submarket. The list below highlights the most proximate employer relevant to the property.
- State Farm Insurance — insurance services (0.4 miles)
This 76-unit asset, built in 2009, is newer than the neighborhood’s average vintage and should compete well against older stock, while still benefiting from targeted upgrades as systems age. Demand is supported by a sizable renter-occupied share locally, service-oriented amenities, and a rent-to-income backdrop that suggests room for disciplined rent growth. According to CRE market data from WDSuite, neighborhood occupancy sits below national medians, so asset performance will hinge on proactive leasing, renewals, and product differentiation.
Household growth within a 3-mile radius and a home-ownership market positioned in higher national percentiles both point to durable reliance on rental housing, aiding tenant retention and pricing power when paired with measured capital planning. Overall, the thesis favors stable workforce demand, value-add through selective renovations, and operations-focused execution.
- 2009 vintage offers competitive positioning versus older local inventory with targeted modernization upside.
- Renter-occupied share and expanding 3-mile households support a deeper tenant base and occupancy stability.
- Service amenities and nearby employment enhance retention and convenience-driven leasing.
- Elevated ownership costs in the area can reinforce reliance on multifamily, aiding pricing power when managed carefully.
- Risks: neighborhood occupancy below national median, limited parks/childcare nearby, and recent offense upticks warrant active management and monitoring.