| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 34th | Good |
| Demographics | 30th | Fair |
| Amenities | 18th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1001 Charlsie Ave, Kirbyville, TX, 75956, US |
| Region / Metro | Kirbyville |
| Year of Construction | 1995 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1001 Charlsie Ave Kirbyville Multifamily Investment
Neighborhood occupancy has been steady and renter demand is supported by a relatively high share of renter-occupied units in the area, according to WDSuite’s CRE market data. In a small rural market like Kirbyville, stability and value positioning matter more than scale.
Kirbyville sits within a rural Jasper County context where day-to-day convenience is modest but functional. Restaurant density tracks around the national middle, while grocery access is closer to the national median; cafes, parks, and pharmacies are limited, which is typical for lower-density markets. School options trend below national averages, which investors should consider in tenant targeting and lease retention strategy.
From a housing standpoint, the neighborhood’s occupancy rate ranks 6 out of 20 locally, which is competitive among Jasper County neighborhoods. Occupancy has held broadly stable over the past several years, supporting underwriting focused on steady rather than rapid lease-up. The share of renter-occupied housing is ranked 2 out of 20 locally and sits above the national median, indicating a deeper tenant base than many rural peers and a meaningful pool for workforce-oriented product.
Home values here are well below national norms, creating a more accessible ownership landscape that can compete with rentals. For multifamily operators, this typically favors value-driven positioning and service quality to sustain pricing power and renewals. Area rent-to-income levels trend favorable for tenants, suggesting lower affordability pressure and potentially healthier collections, though it can temper near-term rent growth expectations.
In terms of vintage, neighborhood housing skews late-1980s on average, while this asset’s 1995 construction is newer than much of the local stock—an edge for leasing versus older properties, while still warranting capital planning for aging building systems. These dynamics align with prudent, small-market commercial real estate analysis focused on durable occupancy and cost control.
Comparable neighborhood safety data are not available in WDSuite for this location. Investors typically benchmark conditions against Jasper County and statewide trends, review public crime reports, and assess property-level security measures to inform underwriting. Absent consistent metrics, use conservative assumptions and emphasize on-site management practices and lighting, sightlines, and access control in risk review.
This 36-unit asset, built in 1995, is positioned ahead of much of the local late-1980s stock—helpful for competitiveness while still calling for targeted capex as systems age. Based on CRE market data from WDSuite, the surrounding neighborhood shows steady occupancy and a renter-occupied share that is comparatively high within the metro, supporting a reliable tenant pool. With homeownership more accessible than in most U.S. markets, the property’s performance should emphasize value, service, and retention rather than outsized rent growth.
Given the rural setting and limited amenity base, the thesis centers on stable workforce demand, operational efficiency, and measured upgrades to sustain occupancy. Low tenant affordability pressure can support collections and renewals, while the smaller market size warrants cautious assumptions on absorption and exit liquidity.
- 1995 vintage offers a leasing edge versus older neighborhood stock, with pragmatic capex to modernize systems.
- Neighborhood occupancy is competitive locally and has been stable, supporting underwriting for steady cash flow.
- Above-median renter-occupied share indicates a deeper tenant base for workforce-oriented units.
- Ownership is relatively accessible locally, so value positioning and resident experience are important for retention.
- Risks: small rural market, limited amenities, below-average schools, and potential competition from low-cost ownership options.