| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 39th | Fair |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4701 Sayle St, Greenville, TX, 75401, US |
| Region / Metro | Greenville |
| Year of Construction | 1985 |
| Units | 119 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4701 Sayle St Greenville TX Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and everyday amenities, while occupancy trends have eased, according to WDSuite’s CRE market data. This mix points to stable leasing potential with selective asset management focus at the neighborhood level.
Located in Greenville’s inner-suburban fabric of the Dallas–Plano–Irving metro, the neighborhood offers practical conveniences that underpin daily living. Grocery, pharmacy, and park access are competitive versus many U.S. neighborhoods, and restaurant density sits above the national middle, while cafés and childcare options are comparatively limited. For investors, this translates to everyday convenience for residents without relying on premium retail nodes.
Neighborhood rents are mid-range with solid five-year growth, suggesting pricing power has improved from a lower base. The neighborhood’s renter-occupied share is elevated, indicating a deeper tenant pool and potential leasing resilience. By contrast, neighborhood occupancy sits below national midpoints, so underwriting should assume steady, not outsized, absorption at the property level.
Construction in the surrounding area trends newer than the subject’s 1985 vintage (neighborhood average skews toward the mid-1990s). That older vintage can be a positive if paired with targeted value-add, particularly in unit finishes and common-area updates, to compete with newer stock while managing capital plans for aging systems.
Within a 3-mile radius, households have inched higher even as population slipped modestly in recent years, pointing to smaller average household sizes and steady demand for rental options. Looking ahead, forecasts call for household and population growth through the next five years, expanding the renter pool and supporting occupancy stability. Home values remain comparatively accessible in a national context, which can add ownership competition, but also supports lease retention for residents prioritizing more flexible, lower up-front housing options.
Neighborhood safety indicators compare slightly better than the national middle overall, based on WDSuite’s data. Property offenses sit around the safer side of midrange nationally with recent year-over-year improvement, while violent-offense measures track below the national middle but have shown notable declines over the past year. For investors, the directional trend is constructive, though assumptions should remain conservative at the asset level.
Regional employers across construction, defense, technology, electronics, and life sciences provide a broad commuter base that can support leasing and retention for workforce-oriented properties. The following employers reflect the nearby employment draw within practical driving range.
- D.R. Horton — homebuilding (30.3 miles)
- Raytheon Company — defense & aerospace offices (31.6 miles)
- AT&T Datacenter — telecom & IT operations (33.0 miles)
- Avnet Electronics — electronics distribution (33.2 miles)
- Raytheon Company — defense & aerospace offices (33.8 miles)
The 119-unit 4701 Sayle St property offers scale in a renter-heavy neighborhood with everyday amenities and improving rent positioning. According to CRE market data from WDSuite, the surrounding area shows an elevated share of renter-occupied units and mid-range rents that have strengthened over the past five years, indicating depth in the tenant base. Neighborhood occupancy is below national midpoints, so performance should be driven by disciplined leasing and targeted unit upgrades rather than aggressive rent-outpacing strategies.
Built in 1985, the asset is older than much of the nearby stock, creating a clear value-add pathway via renovations and system updates to compete with 1990s-era product. A 3-mile view points to modest recent population softness alongside a slight increase in households and a constructive five-year forecast, which supports demand formation and occupancy stability. Ownership costs in the area are comparatively accessible in a national frame, implying some competition from for-sale housing, but also a durable renter cohort that values flexibility.
- Scale and tenant depth in a renter-heavy neighborhood supports steady leasing
- 1985 vintage presents value-add upside through interior and common-area upgrades
- Everyday amenities (grocery, pharmacy, parks) enhance livability and retention
- Forecast household growth within 3 miles expands the renter pool over time
- Risks: below-median neighborhood occupancy and some competition from ownership options