| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Poor |
| Demographics | 15th | Poor |
| Amenities | 55th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1900 Live Oak St, Commerce, TX, 75428, US |
| Region / Metro | Commerce |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1900 Live Oak St, Commerce TX Multifamily Investment
Neighborhood data points to durable renter demand supported by a high renter-occupied share, according to WDSuite’s CRE market data, though occupancy in the neighborhood is below the metro median and warrants active leasing strategy.
Commerce’s inner-suburb setting offers a practical mix of daily conveniences and value positioning for workforce renters. Neighborhood amenities skew toward services rather than recreation: pharmacies are strong (high national percentile), cafes and restaurants are comparatively available, while parks and full-line groceries are sparse. For investors, this mix suggests resident reliance on nearby services and car-based errands rather than destination retail.
Rents in the neighborhood sit in a lower-cost tier relative to many Dallas–Plano–Irving sub-areas, and the neighborhood’s occupancy trends are below the metro median. The share of renter-occupied housing units is elevated (top quartile nationally), indicating a deep tenant base that can support leasing velocity, but operators should plan for tighter renewal management and marketing to offset softer neighborhood occupancy. The 1984 vintage at 1900 Live Oak St is newer than the neighborhood’s average construction year, which can be competitively positioned against older stock while still budgeting for mid-life system updates or light value-add.
Within a 3-mile radius, recent demographics show a small population dip but an increase in families alongside stable average household size. Forward-looking data points to population growth and a notable increase in household count over the next five years, with smaller average household sizes. This combination typically expands the renter pool and can support occupancy stability and lease-up, especially for smaller units. Median incomes have been trending higher locally, which can underpin rent growth from a modest base without overextending affordability.
Home values in the neighborhood are lower than many parts of the metro, which can introduce some competition from ownership options. For multifamily, this means pricing should emphasize convenience and flexibility rather than head-to-head competition with entry-level ownership. With neighborhood-level occupancy lagging and services concentrated in pharmacies and quick-service food, investors should focus on operational efficiency, targeted amenities, and resident services that improve retention. These dynamics align with pragmatic underwriting for workforce-oriented assets and align with multifamily property research best practices.
Neighborhood safety metrics sit near the middle of the national distribution and are generally comparable to many Dallas–Plano–Irving submarkets. Interpreting the ranking against 1,108 metro neighborhoods, the area does not trend among the safest quartile, but it is also not at the bottom of the pack.
Trend signals are mixed: estimated violent incidents show a recent improvement year over year, while property-related incidents ticked up. For investors, this calls for standard property-level measures (lighting, access control, and partnerships with local community resources) and careful underwriting of security expenses rather than a structural risk conclusion.
Regional employment exposure includes defense and aerospace offices that broaden the commuter shed and can support leasing from mobile professionals willing to commute, specifically Raytheon noted below.
- Raytheon Company — defense & aerospace offices (43.0 miles)
The investment case centers on renter-demand depth and operational execution. The neighborhood shows an elevated renter-occupied share (top quartile nationally), supporting a broad tenant base, while occupancy runs below the metro median, requiring disciplined leasing and renewal strategy. The asset’s 1984 construction is newer than the neighborhood average, offering competitive positioning versus older stock, with room for targeted value-add and system modernization.
Within a 3-mile radius, forward projections indicate population growth and a sizable increase in households alongside smaller household sizes—conditions that typically expand the renter pool and support occupancy stability. According to CRE market data from WDSuite, rents begin from a modest base locally, suggesting room for measured growth if operators manage affordability pressure and emphasize resident retention. Risks include softer neighborhood occupancy and limited nearby parks/groceries, which can be mitigated through onsite convenience upgrades and service-forward operations.
- Elevated renter-occupied share supports a deeper tenant base and leasing velocity
- 1984 vintage offers competitive positioning versus older local stock with value-add potential
- 3-mile outlook shows household growth and smaller household sizes, expanding the renter pool
- Modest rent levels allow for measured growth with strong renewal management
- Risks: below-metro occupancy and limited parks/groceries; plan for marketing, retention, and onsite convenience