| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Best |
| Demographics | 61st | Best |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1803 Nederland Ave, Nederland, TX, 77627, US |
| Region / Metro | Nederland |
| Year of Construction | 1978 |
| Units | 84 |
| Transaction Date | 2012-09-07 |
| Transaction Price | $2,650,000 |
| Buyer | CARRIAGE HOUSE LP |
| Seller | BHAVANADA CORPORATION |
1803 Nederland Ave, Nederland TX — 84-Unit Value-Add Multifamily
Positioned in an A+ rated inner-suburb with strong schools and daily needs nearby, the asset offers durable renter demand and operational upside, according to WDSuite’s CRE market data.
Nederland’s neighborhood fundamentals lean investor-friendly for multifamily: restaurant density ranks 3rd among 139 Beaumont–Port Arthur neighborhoods (top quartile nationally), while grocery and pharmacy access are competitive at the metro level (both above the median locally and in the upper national percentiles). School quality is a standout, ranked 1st of 139 and in the 100th percentile nationally — a driver of family-oriented renter demand and lease retention.
Neighborhood occupancy is measured at the neighborhood level (not the property) and sits in a mid-range band, with recent improvement over five years. Within a 3-mile radius, population has expanded modestly with a projected increase over the next five years, supporting a larger tenant base; household counts have been more volatile, but shifts toward smaller average household sizes are consistent with sustained demand for rental housing and unit turnover liquidity.
Tenure patterns within a 3-mile radius show roughly two-fifths of housing units are renter-occupied, indicating a meaningful, diversified renter pool for an 84-unit community. Elevated school ratings and daily conveniences reduce commute and lifestyle frictions, which can help stabilize occupancy and renewals. Cafés are limited locally, but parks access trends strong (upper national percentile), rounding out neighborhood livability.
Relative ownership costs in the immediate neighborhood are lower than many U.S. areas (national percentile for home values is below the median). For investors, this can mean some competition from entry-level ownership; however, a low rent-to-income ratio at the neighborhood level suggests rents remain comparatively manageable, which supports lease retention and measured pricing power rather than stretch affordability.
Safety indicators are mixed and should be contextualized at the neighborhood (not property) level. The neighborhood’s crime profile sits below national averages (national percentile in the lower range), and within the Beaumont–Port Arthur metro it lands around the middle of 139 neighborhoods. Property offenses show a recent downtick year over year, while violent offense measures have risen over the same period. For investors, the trend underscores the importance of standard security measures, lighting, and resident engagement to support retention.
Built in 1978, the 84-unit property skews older than the neighborhood’s average vintage, creating clear value-add and capital planning angles around interiors, systems, and curb appeal to compete with newer stock. Demand drivers are reinforced by top-ranked schools (1st of 139 metro neighborhoods) and strong daily-needs access, while neighborhood-level occupancy has improved, indicating steady renter absorption. According to commercial real estate analysis from WDSuite, the local rent-to-income relationship is relatively manageable, which supports retention and measured rent growth.
Within a 3-mile radius, modest population growth and a sizable renter-occupied share point to a durable tenant base. Ownership remains comparatively accessible in this part of Texas, which can create some competition with for-sale options; however, strong schools, proximity to amenities, and operational upgrades at the asset can enhance leasing performance and reduce downtime.
- 1978 vintage supports value-add upgrades to drive rent and retention
- Top-ranked schools (1st of 139) and strong daily-needs access bolster family renter demand
- Neighborhood occupancy improving, indicating stable absorption and leasing momentum
- Manageable rent-to-income dynamics support renewals and measured pricing power
- Risks: older systems capex, below-national safety metrics, and some competition from entry-level ownership