| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Good |
| Demographics | 42nd | Good |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1000 League St S, Sulphur Springs, TX, 75482, US |
| Region / Metro | Sulphur Springs |
| Year of Construction | 2002 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1000 League St S, Sulphur Springs TX Multifamily Opportunity
Stabilized renter demand in a small East Texas hub, according to WDSuite’s CRE market data, supports a practical hold or value-add plan at this 24-unit asset.
The property sits in a Rural neighborhood with an A rating that ranks 2 of 21 in the Sulphur Springs metro—top quartile among 21 metro neighborhoods—signaling solid local fundamentals for a smaller market. Neighborhood occupancy is reported at 89% and roughly around the metro median, indicating generally steady leasing conditions without clear signs of oversupply.
2002 construction is newer than the neighborhood’s average vintage of 1963, which can enhance competitive positioning versus older stock. Investors should still plan for targeted modernization and mid-life system updates to sustain rentability over a long hold.
Renter-occupied share in the neighborhood is 33.5%, suggesting a modest renter concentration. For multifamily owners, this points to a defined but not saturated tenant base, where leasing strategies and resident retention can materially influence performance. Within a 3-mile radius, households increased by about 3.8% over five years and are projected to rise further, implying a larger tenant base and support for occupancy stability. Median contract rent in the 3-mile radius stands near the $700s and has trended upward, reinforcing achievable rent levels without excessive affordability pressure.
Local amenities trend favorable for a smaller market—parks, groceries, and childcare density score above national midpoints—while pharmacies are less prevalent. Average school ratings around 3.0 out of 5 place the area above the metro median, an attribute that can aid leasing to family renters. Neighborhood home values near the mid-$100ks and a value-to-income ratio in the low-4s indicate a relatively accessible ownership market; for investors, that means some competition from entry-level buying, but also balanced rental demand sustained by convenience, mobility, and lifestyle preferences. This read-through aligns with a cautious commercial real estate analysis of secondary Texas markets.
Comparable neighborhood safety insights are important to underwriting. For this location, WDSuite does not report current, rankable crime statistics at the neighborhood level. Investors typically contextualize on-the-ground safety by pairing available metro-wide trends with local police-reported data and property-level incident history over time.
Given the limited neighborhood-specific data, a prudent approach is to review recent calls-for-service, speak with nearby operators, and evaluate visibility, lighting, and access control at the asset to support tenant retention and leasing stability.
This 24-unit property built in 2002 offers relative vintage advantage versus an older neighborhood stock, which can support leasing and light value-add. Neighborhood occupancy sits near the metro median, and renter demand is reinforced by steady household growth within a 3-mile radius and upward rent trends, according to CRE market data from WDSuite. Ownership costs in the area are moderate, so renters have options; disciplined pricing and amenity upgrades can help protect occupancy and renewals.
Forward-looking household growth in the 3-mile radius points to a larger renter pool, while small-market amenities (parks, groceries, childcare) compare favorably for the metro. Investors should plan for mid-life capital items typical of early-2000s assets and monitor competition from entry-level homeownership when setting rent and upgrade scopes.
- 2002 vintage offers competitive positioning versus older neighborhood stock with targeted modernization upside
- Neighborhood occupancy near metro median supports stable leasing with prudent revenue management
- 3-mile radius shows recent and projected household growth, expanding the tenant base
- Amenity access (parks, groceries, childcare) compares well for a small Texas market, aiding retention
- Risk: accessible ownership may compete with rentals—focus on value-oriented upgrades and renewals