| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Fair |
| Demographics | 26th | Poor |
| Amenities | 31st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1230 Jackson St N, Sulphur Springs, TX, 75482, US |
| Region / Metro | Sulphur Springs |
| Year of Construction | 1984 |
| Units | 48 |
| Transaction Date | 2010-07-30 |
| Transaction Price | $50,500 |
| Buyer | WHITE JAMES CHRISTINE |
| Seller | WOODALL RICHARD |
1230 Jackson St N, Sulphur Springs TX Multifamily Investment
Neighborhood occupancy is in the high-80s, indicating relatively steady renter demand for this area, according to WDSuite’s CRE market data. With modest rents and a renter-occupied concentration near half of local units, the submarket supports leasing stability for well-positioned assets.
Situated in an Inner Suburb pocket of Sulphur Springs (neighborhood rating: B-), the property benefits from local dynamics that favor workforce housing. Grocery and restaurant access rank competitively among the 21 metro neighborhoods, while parks, pharmacies, childcare, and cafes are limited, suggesting investors should underwrite resident convenience primarily to essential retail rather than recreational amenities.
Rents in the neighborhood sit around the metro middle, with five-year rent growth that reflects steady leasing fundamentals. The neighborhood occupancy rate is about 87%, which is above the metro median rank and indicates resilience through cycles rather than peak-tight conditions. Median rent-to-income near 0.18 suggests manageable affordability pressure, supporting retention and measured pricing power in lease renewals.
Vintage context matters: the neighborhood’s average construction year is 1970, while this property was built in 1984. That positioning provides a relative edge versus older local stock, though investors should still plan for system updates and selective interior refreshes to remain competitive with newer deliveries over time.
Tenure dynamics point to depth in the renter base: about half of neighborhood housing units are renter-occupied. For multifamily owners, that renter concentration supports consistent demand across economic cycles. Within a 3-mile radius, households have increased in recent years and are projected to grow further, expanding the local renter pool and supporting occupancy stability. At the same time, declining average household size indicates more, smaller households—consistent with demand for efficient floorplans.
Home values are lower than large-metro benchmarks, which can create some competition from entry-level ownership options. Even so, the combination of accessible rents and steady household growth within the 3-mile trade area supports ongoing multifamily leasing, particularly for properties that deliver functional units and reliable property management. These observations are based on commercial real estate analysis using WDSuite data for the neighborhood and surrounding trade area.
Crime statistics for this neighborhood are not available in WDSuite’s dataset for the current period. Investors typically compare neighborhood trends to broader metro patterns and consult local law enforcement reports to complete risk assessments, especially when underwriting insurance, security measures, and after-hours operations.
This 48-unit 1984 asset is positioned for durable renter demand in an Inner Suburb setting where neighborhood occupancy trends near the high-80s and renter concentration is about half of local housing. Essential retail is accessible, while lifestyle amenities are thinner—an underwriting consideration that places emphasis on in-unit functionality and operational reliability. According to CRE market data from WDSuite, neighborhood rents track near the metro middle and rent-to-income levels indicate manageable affordability pressure, supporting retention rather than outsized rent lifts.
Within a 3-mile radius, population has inched higher and households have grown, with projections calling for further household expansion—signals that point to a larger tenant base over the medium term. The property’s vintage is newer than the neighborhood average, offering a competitive angle versus older stock; targeted upgrades (systems, finishes, common areas) can capture value while maintaining affordability positioning. Key risks include thinner discretionary amenities in the immediate area and historically lower NOI per unit at the neighborhood level, warranting disciplined expense control and pragmatic rent growth assumptions.
- Occupancy and renter concentration support stable demand and retention
- Household growth within 3 miles expands the tenant base over time
- 1984 vintage is newer than local average, enabling focused value-add
- Rents near metro middle with manageable rent-to-income support lease stability
- Risks: limited nearby lifestyle amenities and historically lower neighborhood NOI per unit