| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Best |
| Demographics | 53rd | Best |
| Amenities | 46th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1432 S Dink St, Mabank, TX, 75147, US |
| Region / Metro | Mabank |
| Year of Construction | 1985 |
| Units | 67 |
| Transaction Date | 2023-04-28 |
| Transaction Price | $5,530,140 |
| Buyer | COTTAGE ROW 168 LLC |
| Seller | WALLER GROUP LLC |
1432 S Dink St, Mabank TX Multifamily Investment
Neighborhood renter demand is supported by a sizable renter-occupied base and improving household incomes, according to WDSuite’s CRE market data, positioning this asset for steady leasing with prudent operations.
Located in suburban Mabank within the Athens, TX metro, the neighborhood carries an A+ rating and ranks 1 out of 41 metro neighborhoods, indicating competitive fundamentals relative to local peers. Dining and daily needs are accessible, with restaurants and grocery options ranking near the top of the 41-neighborhood metro set, while cafes are also comparatively available. Parks and childcare options are limited, which may temper some family-oriented appeal but does not preclude workforce-oriented leasing.
The property’s 1985 vintage is older than much of the nearby stock (average construction skews more recent), suggesting investors should plan for targeted capital projects. That vintage positioning can also create value-add potential through interior updates, system modernization, and amenity enhancements to stay competitive versus newer inventory.
Renter-occupied housing accounts for a meaningful share of units in the neighborhood, supporting depth of tenant demand. Neighborhood occupancy trends are in the mid-80s, signaling room to capture renewals and new leases with disciplined asset management and the right unit mix and finish level.
Within a 3-mile radius, population and household counts have grown over the past five years, with forecasts pointing to continued increases through 2028. This trajectory implies a larger tenant base and supports occupancy stability for well-positioned multifamily assets. Median home values trend on the higher side relative to local incomes, which can sustain reliance on rentals and support pricing power for competitively maintained units.
Safety indicators are mixed but generally compare reasonably against broader benchmarks. The neighborhood’s overall crime rank sits in the lower half of the 41-neighborhood Athens, TX metro pack, while national comparisons suggest violent and property offense rates test in safer tiers versus many neighborhoods nationwide. Recent year-over-year trends show some increase in reported estimates, so investors should underwrite with conservative assumptions and focus on visibility, lighting, and access controls to support resident retention.
Proximity to local corporate employment supports workforce housing demand and commute convenience for residents. The following nearby employer anchors help underpin weekday traffic and steady renter interest.
- State Farm Insurance — insurance services (0.98 miles)
This 67-unit asset offers an approachable entry point into a suburban Texas market where renter demand is supported by a durable renter-occupied base and a growing 3-mile household count. According to CRE market data from WDSuite, neighborhood occupancy trends are in the mid-80s, suggesting that thoughtful renovations and leasing execution can drive stabilization and retention. Elevated ownership costs relative to incomes in the area further reinforce reliance on rental housing, helping sustain demand for well-maintained units.
Built in 1985, the property is older than much of the surrounding inventory, creating a clear value-add path through interior upgrades, system refreshes, and common-area improvements. Demographic growth within a 3-mile radius points to a larger tenant base over the next several years, supporting long-term fundamentals while prudent underwriting should account for mixed safety trends and the neighborhood’s limited parks and childcare amenities.
- Suburban location with a meaningful renter-occupied housing base that supports leasing depth
- Value-add potential: 1985 vintage allows targeted upgrades to compete with newer stock
- Household growth within 3 miles expands the tenant pool and supports occupancy stability
- Elevated ownership costs relative to incomes can sustain rental demand and pricing power
- Risks: mixed safety trends and limited parks/childcare—underwrite for security and resident-experience investments