| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Poor |
| Demographics | 29th | Poor |
| Amenities | 7th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 735 W Main St, Wolfe City, TX, 75496, US |
| Region / Metro | Wolfe City |
| Year of Construction | 1975 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
735 W Main St Wolfe City 40-Unit Multifamily
Owner-heavy rural submarket with steady neighborhood occupancy and manageable renter affordability, according to WDSuite’s CRE market data, pointing to retention-focused operations rather than aggressive rent pushes.
Wolfe City sits on the rural edge of the Dallas–Plano–Irving metro, where everyday conveniences are sparse and drive-time oriented. Amenity density is low (amenities rank 975 among 1,108 metro neighborhoods), signaling a quiet setting rather than a service-rich corridor. Average school ratings are around the national midpoint, which helps stabilize family-oriented demand without serving as a major draw.
Neighborhood occupancy trends are comparatively resilient, sitting above the national median (59th percentile), which supports leasing stability. Median contract rents in this neighborhood track in the lower national tiers, suggesting value positioning rather than premium pricing. For investors, this points to a rent story built on affordability and retention, not outsized rent growth.
Tenure patterns show a predominantly owner-occupied area, with approximately one-fifth of housing units renter-occupied. That smaller renter concentration implies a narrower immediate tenant base, but it can also translate into less direct multifamily competition and steadier residency when the property meets workforce needs.
Within a 3-mile radius, population has declined in recent years and is projected to edge lower, while household counts are expected to be roughly flat with smaller average household sizes. For multifamily, that dynamic suggests focusing on capture and retention of the existing renter pool, disciplined renewals, and product positioning that resonates with local workforce households.
Home values are relatively accessible compared with many metro locations. In investor terms, a more attainable ownership landscape can moderate pricing power but also supports lease retention when multifamily remains the more flexible option for local households.
Neighborhood-level crime metrics are not available in WDSuite for this location. Investors typically contextualize safety by combining city and county trend reviews with on-site observations, property-level incident history, and discussions with local stakeholders to gauge conditions and appropriate security measures.
Regional employment nodes within commuting range include defense, telecom/data infrastructure, electronics distribution, and homebuilding offices, which can support workforce renter demand and retention for residents willing to commute.
- Raytheon Company — defense & aerospace (34.7 miles)
- AT&T Datacenter — telecom & data infrastructure (39.8 miles)
- Avnet Electronics — electronics distribution (42.8 miles)
- D.R. Horton, America's Builder — homebuilding (43.2 miles)
This 40-unit asset in Wolfe City offers an affordability-forward position in a rural, owner-leaning neighborhood where occupancy trends sit modestly above national medians. Based on CRE market data from WDSuite, rent levels align with value pricing, pointing to an operations plan centered on retention, measured renewal growth, and dependable cash flow over headline rent outperformance.
The tenant base is thinner than in urban DFW submarkets, and amenities are limited, but lower rent-to-income levels and competitive neighborhood occupancy help support stability when the property delivers reliable housing and service. Forward-looking planning should emphasize resident experience, cost control, and targeted unit turns to defend occupancy.
- Neighborhood occupancy trends above national median support leasing stability
- Value-oriented rents and manageable rent-to-income underpin renewal capture
- Owner-heavy area limits direct multifamily competition, aiding retention
- Regional employment nodes within commuting range bolster workforce demand
- Risk: smaller renter pool and limited amenities can cap rent growth and require active resident engagement