| 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 | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4101 Sayle St, Greenville TX Multifamily Opportunity
Neighborhood fundamentals point to a sizeable renter-occupied base and steady leasing demand, according to WDSuite’s CRE market data. Metrics cited are at the neighborhood level, signaling demand stability for appropriately positioned units.
Located in an inner-suburban pocket of the Dallas–Plano–Irving metro, the neighborhood scores B- overall with amenity density tilted toward daily needs. Grocery, parks, and pharmacies trend in the top quartile nationally, while cafes and childcare are thinner, suggesting convenience for essentials rather than lifestyle clustering. For investors, this mix supports workforce-oriented demand and day-to-day livability.
Renter-occupied housing accounts for a majority of units in the neighborhood, indicating a deep tenant base and support for lease-up and retention strategies. Neighborhood occupancy is currently softer than many metro peers, which argues for disciplined operations, pragmatic renewals, and targeted value-add to sustain occupancy and pricing.
Within a 3-mile radius, recent years show flat-to-down population but stable household counts, pointing to smaller household sizes; forward-looking data indicate a meaningful increase in households over the next five years, expanding the renter pool and supporting occupancy stability. Median contract rents sit around the lower mid-range for the region, and rent growth has been positive over the last cycle, which can aid revenue management without overextending affordability.
Ownership costs in this area are comparatively accessible versus high-cost U.S. markets, which can introduce some competition with entry-level ownership. Still, a moderate rent-to-income profile suggests manageable affordability pressure for renters, supporting lease retention where properties are maintained and priced to local incomes.
Safety indicators, framed at the neighborhood level, are mixed but improving. Overall crime positioning trends a bit safer than the national midpoint, while violent offense measures sit closer to national midrange. Year-over-year, both violent and property offense estimates show notable declines, which, if sustained, can support tenant retention and reduce non-revenue downtime.
Comparatively, this pattern suggests conditions that are competitive among Dallas–Plano–Irving neighborhoods without signaling a standout outlier. Investors should continue standard risk controls (lighting, access management, and community engagement) and monitor trend continuity rather than anchoring on a single year of improvement.
Regional employment access is anchored by large corporate and industrial employers within commuting distance, supporting workforce housing demand and lease stability. The list below reflects nearby hubs relevant to prospective renters: D.R. Horton (homebuilding), Raytheon (defense & aerospace), AT&T Datacenter (telecom & data infrastructure), Avnet (electronics distribution), and General Dynamics (defense).
- D.R. Horton — homebuilding (30.5 miles)
- Raytheon — defense & aerospace offices (31.5 miles)
- AT&T Datacenter — telecom & data infrastructure (33.0 miles)
- Avnet Electronics — electronics distribution (33.3 miles)
- General Dynamics — defense (35.8 miles)
This 50-unit asset built in 1998 offers late-1990s construction that is competitive versus older local stock, with potential to capture value-add returns through systems refresh and interior modernization. The surrounding neighborhood shows a majority renter-occupied housing base and essential-amenity coverage, supporting a durable tenant pipeline. Based on CRE market data from WDSuite, current neighborhood occupancy trails stronger metro submarkets, which argues for disciplined leasing tactics now, while medium-term household growth within 3 miles points to a larger renter pool and steadier absorption.
Home values are more accessible than in high-cost metros, so entry-level ownership can be a competitor; however, moderate rent-to-income dynamics and improving safety trends can support retention where management focuses on livability, responsiveness, and targeted upgrades. The investment case centers on operational execution today with upside from demand growth and measured repositioning.
- Majority renter-occupied neighborhood supports deep tenant base and leasing durability.
- Late-1990s vintage with value-add potential via interior and building systems updates.
- Essential-amenity coverage (grocery, parks, pharmacies) aligns with workforce renter needs.
- Forecast household growth within 3 miles expands the renter pool and supports absorption.
- Risk: neighborhood occupancy is softer than stronger metro pockets; execution and pricing discipline are key.