| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 40th | Fair |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 475 Industrial Dr W, Sulphur Springs, TX, 75482, US |
| Region / Metro | Sulphur Springs |
| Year of Construction | 1981 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
475 Industrial Dr W, Sulphur Springs Multifamily Investment
Neighborhood data points to steady renter demand and accessible rents relative to incomes, according to WDSuites CRE market data. Metrics reflect the surrounding neighborhoodnot the propertyand suggest leasing resilience with room for operational upside.
Located in an Inner Suburb setting of Sulphur Springs, the neighborhood ranks 1st among 21 metro neighborhoods overall (A+), indicating competitive fundamentals versus the local market. Amenity access is strongest around daily needsgrocery and pharmacy availability both rank 1st of 21supporting tenant convenience even as parks and cafes are limited. Schools trend above average for the metro (rank 3 of 21), which can help retention for family renters.
The areas renter-occupied share is elevated (ranked 1st of 21; high national percentile), signaling a deep tenant base for multifamily. Neighborhood occupancy is around the low-90s and has softened modestly over five years; investors should underwrite stable operations with cautious lease-up assumptions rather than outsized growth.
Rents remain relatively accessible in context of incomes (rent-to-income near the midpoint nationally), which can aid lease stability and renewal rates. Median contract rent has risen meaningfully over five years while still sitting near the middle of national distributionsa backdrop that supports consistent demand more than premium pricing. This aligns with multifamily property research that emphasizes affordability as a driver of occupancy durability.
Within a 3-mile radius, population and households have grown in recent years, with further household expansion projected, pointing to a gradually larger renter pool. The neighborhoods median home values are below many large metros, creating a high-cost ownership market less than in major cities; however, ownership remains meaningful, so Class B/C assets should expect some competition from attainable for-sale options.
Vintage context: the propertys 1981 construction is newer than the neighborhoods average vintage (1969). This positioning can be competitive against older stock, though systems and interiors may still benefit from targeted modernization to drive rent premiums and reduce capex volatility.
Comparable crime metrics for this specific neighborhood are not available in WDSuites dataset for the current release. Investors typically benchmark safety by comparing neighborhood trends to city and county patterns over time and by reviewing owner-reported security measures and local policing initiatives.
Given the lack of ranked or percentile data, a prudent approach is to underwrite to market-typical assumptions and validate with third-party reports and on-the-ground observations during due diligence.
This 60-unit, 1981-vintage property sits in the top-ranked neighborhood within the Sulphur Springs metro, where daily-needs amenities are strong and the renter-occupied share is high. According to CRE market data from WDSuite, neighborhood occupancy is in the low-90s with recent softening, suggesting stable day-to-day performance with measured rent growth assumptions. The assets newer-than-area vintage versus a 1960s average supports competitive positioning against older stock, while compact average floor plans can reinforce value-oriented demand.
Within a 3-mile radius, population and households have increased and are projected to expand further, pointing to a gradually larger tenant base. Rents remain accessible relative to incomes, bolstering retention and reducing turnover risk, though investors should account for ongoing capital planning typical of early-1980s construction and for modest amenity depth in the immediate area.
- High renter concentration supports a deeper tenant base and occupancy stability.
- 1981 vintage is newer than neighborhood average, with value-add and modernization potential.
- Accessible rents relative to incomes aid retention and pricing durability.
- Household growth within 3 miles points to gradual renter pool expansion.
- Risks: occupancy has softened from prior levels; amenity depth is limited in parks/cafes; plan for age-related capex.