| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 40th | Fair |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 630 Hodge St, Sulphur Springs, TX, 75482, US |
| Region / Metro | Sulphur Springs |
| Year of Construction | 1982 |
| Units | 23 |
| Transaction Date | 2009-11-30 |
| Transaction Price | $86,300 |
| Buyer | SCREWS ALAN |
| Seller | MCMAHAN JAMES |
630 Hodge St Sulphur Springs Value-Add Multifamily
Neighborhood occupancy hovers around the low-90% range with a renter-occupied share above half of housing units, pointing to a durable tenant base, according to WDSuites CRE market data. These figures reflect neighborhood conditions rather than the property, but they suggest steady renter demand supporting income stability.
The property sits in an Inner Suburb neighborhood ranked 1st out of 21 Sulphur Springs metro neighborhoods (A+ rating), placing it in the top quartile locally. Median contract rents in the neighborhood track below national norms, which supports attainability and can aid retention, while the neighborhoods occupancy is about 90% and above metro median by rank. As always, these are neighborhood indicators rather than asset-level performance.
Livability features skew practical: grocery and pharmacy access rank 1st of 21 locally, and restaurants are also competitive among metro neighborhoods. By contrast, parks and cafes are sparse within the neighborhood. Average school ratings land in the top quartile among the 21 metro neighborhoods and around the 60th national percentile, which can help stabilize family renter demand.
Vintage context matters: the neighborhoods average construction year is 1969, while the subject was built in 1982. Being newer than much of the surrounding stock can enhance competitive positioning, though systems typical of early-1980s construction may benefit from targeted modernization or value-add improvements to sustain leasing momentum.
Tenure data indicates a renter-occupied share of roughly 54% of housing units in the neighborhood, implying a deep tenant pool for small multifamily. Within a 3-mile radius, population has grown modestly in recent years and households have increased, with projections pointing to additional household growth over the next five years. This combination supports a larger tenant base and can help reinforce occupancy stability for well-positioned assets.
Ownership costs are relatively moderate versus many national markets, which can coexist with steady rental demand given attainable rents and a sizable renter cohort. Rent-to-income measures sit near national midpoints, suggesting manageable affordability pressure that can support lease retention and measured pricing power over time.
Comparable crime metrics at the neighborhood level are not available in WDSuite for this location, so investors should lean on city and county trend reviews and property-level security practices when underwriting. In the absence of ranked data, a prudent approach is to benchmark against broader Sulphur Springs and Hopkins County trends and incorporate operating measures (lighting, access control, resident screening) into risk assessment.
630 Hodge St is a 23-unit, 1982-vintage asset positioned in a neighborhood that ranks at the top among 21 Sulphur Springs metro peers. The areas renter concentration and near-90% neighborhood occupancy point to durable demand for workforce-oriented housing, while attainable neighborhood rents and moderate ownership costs can support retention and steady absorption for efficiently sized units. According to CRE market data from WDSuite, the propertys submarket benefits from strong access to daily-needs retail, which can aid leasing and livability.
Being newer than the neighborhoods average vintage (1969) offers relative competitiveness versus older stock, and targeted upgrades common for early-1980s buildings can unlock value-add upside. Within a 3-mile radius, household counts have increased and are projected to rise further, expanding the local renter pool and supporting occupancy stability for well-managed assets.
- Top-ranked neighborhood locally with practical amenities supporting leasing fundamentals
- Renter-occupied share above half of units and neighborhood occupancy around 90% support demand depth
- 1982 vintage offers value-add potential versus older area stock
- Within 3 miles, growing households indicate a larger tenant base over time
- Risk: limited park/cafe amenities in immediate area and unknown crime ranking warrant conservative underwriting