| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 39th | Fair |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4101 Sayle St, Greenville, TX, 75401, US |
| Region / Metro | Greenville |
| Year of Construction | 1998 |
| Units | 48 |
| Transaction Date | 2022-04-01 |
| Transaction Price | $5,969,040 |
| Buyer | SAYLE VILLAGE LLC |
| Seller | TOV GROUP TX LLC |
4101 Sayle St Greenville TX Multifamily Investment
Renter concentration in the surrounding neighborhood and steady service retail access support a durable tenant base, according to WDSuite’s CRE market data. Occupancy trends run softer than metro norms, suggesting upside for hands-on leasing and operations.
Located in Greenville within the Dallas–Plano–Irving metro, the neighborhood rates B- and is classified as an Inner Suburb. Amenity access is competitive among Dallas–Plano–Irving neighborhoods (325th of 1,108 by amenity rank) with grocery and pharmacy density in the top quartile nationally, supporting day-to-day convenience for residents and contributing to tenant retention.
Multifamily demand is underpinned by a high share of renter-occupied units at the neighborhood level (59.7% renter concentration; 173rd of 1,108), indicating a deep tenant pool relative to other metro neighborhoods. Neighborhood occupancy currently trails both metro and national medians (31st national percentile), which points to leasing and management execution as a key value driver rather than structural demand weakness.
Within a 3-mile radius, recent data show households were roughly flat over the past five years while population edged down, implying smaller household sizes and stable rental need rather than a contraction in unit demand. Forward-looking projections indicate households expanding by roughly one-third by 2028 with population growth returning, which should enlarge the renter pool and support occupancy stabilization. Median contract rents in the neighborhood sit near national midrange, and a low rent-to-income ratio (15th national percentile) suggests reduced affordability pressure for residents—supportive of lease retention but moderating near-term pricing power.
Ownership costs are relatively accessible versus many U.S. neighborhoods (home values around the 29th national percentile), which can create some competition with entry-level ownership. For investors, this places a premium on property positioning, operations, and amenity differentiation to maintain leasing velocity while benefiting from solid neighborhood convenience and forecast household growth. The asset’s 1998 vintage is slightly newer than the neighborhood average (1996), aiding competitive positioning versus older stock, though targeted system updates or common-area refreshes may still be prudent.
Neighborhood safety indicators are mixed but trending positively. Property crime levels compare above national average (around the 60th national percentile), while violent offense metrics sit below the national median. Notably, both property and violent offense rates have improved over the past year (improvement measures rank in the upper tiers nationally), which is constructive for long-term stability.
Within the Dallas–Plano–Irving metro, the neighborhood’s overall crime positioning is competitive among 1,108 neighborhoods, but investors should underwrite ongoing security and lighting, activation of common areas, and resident engagement practices to sustain the recent positive direction.
Regional employment is anchored by large corporate and defense employers within commuting range, supporting workforce housing demand and lease retention. The nearby base includes D.R. Horton, Raytheon, AT&T Datacenter, Avnet Electronics, and General Dynamics.
- D.R. Horton — homebuilding (30.5 miles)
- Raytheon — defense & aerospace offices (31.6 miles)
- AT&T Datacenter — telecom data center (33.1 miles)
- Avnet Electronics — electronics distribution (33.3 miles)
- General Dynamics — defense offices (35.8 miles)
This 48-unit asset built in 1998 benefits from a high neighborhood renter concentration and everyday retail access that support a consistent tenant base. While neighborhood occupancy sits below metro and national medians, execution-focused leasing, targeted renovations, and amenity positioning can capture upside as household growth is projected to accelerate within a 3-mile radius. According to CRE market data from WDSuite, local rent levels track near national midrange and rent-to-income metrics indicate relatively low affordability pressure—conditions that favor retention but call for disciplined rent management.
Relative ownership costs in the area are more accessible than many U.S. neighborhoods, which can introduce competition with entry-level ownership; however, the property’s late-1990s vintage should compare well to older stock, with selective system upgrades and common-area enhancements reinforcing competitiveness. Proximity to a diverse employment base across homebuilding, telecom, and defense provides an additional underpinning for demand and leasing stability through cycles.
- High renter concentration supports demand depth and leasing velocity
- 1998 vintage offers competitive positioning versus older inventory; targeted capex can enhance NOI
- Household growth forecast within 3 miles expands the tenant base and supports occupancy stabilization
- Rent-to-income levels favor retention; pricing power likely steady rather than outsized
- Risk: Neighborhood occupancy trails metro/national medians—active leasing and differentiation are essential