| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Best |
| Demographics | 50th | Good |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3200 Turtle Creek Dr, Port Arthur, TX, 77642, US |
| Region / Metro | Port Arthur |
| Year of Construction | 2003 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3200 Turtle Creek Dr Port Arthur Multifamily Investment
High renter concentration in the surrounding neighborhood points to a deep tenant base and steady leasing potential, according to WDSuite’s CRE market data. Occupancy trends track near metro norms, suggesting durable demand with operational focus driving outcomes.
Located in Port Arthur’s inner-suburban fabric of the Beaumont–Port Arthur metro, the property benefits from everyday retail and services density. Restaurants and cafes rank competitively among 139 metro neighborhoods (restaurant rank 4; cafe rank 6), and grocery/pharmacy access is similarly strong (grocery rank 10; pharmacy rank 1). Nationally, these amenity densities sit in the upper tiers (around the 87th–96th percentiles), a practical tailwind for resident livability and retention.
Neighborhood occupancy sits around the national midpoint and is competitive among Beaumont–Port Arthur neighborhoods (rank 42 of 139). The share of housing units that are renter-occupied is elevated at the neighborhood level (98th percentile nationally), indicating a sizable renter pool that supports multifamily demand depth and day‑to‑day leasing velocity.
Within a 3‑mile radius, demographics point to a stable-to-expanding renter base: near-flat recent population change with a projected increase in population and households over the next five years, alongside rising median and mean incomes. This combination typically supports occupancy stability and provides room for measured rent execution while maintaining resident retention.
Home values trend above the national midpoint locally, and the value‑to‑income ratio scores in a higher national percentile, signaling a relatively high‑cost ownership market in context. For multifamily investors, this dynamic tends to sustain reliance on rental options, supporting leasing resilience and pricing power, while the neighborhood’s rent‑to‑income ratio near the low national percentiles suggests manageable affordability pressure that can aid renewal rates.
Safety indicators are mixed and should be evaluated comparatively. Within the Beaumont–Port Arthur metro, the neighborhood’s overall crime rank sits closer to the higher‑incident cohort (rank 22 out of 139). Nationally, however, safety readings land above the median (around the 61st percentile overall), indicating comparatively better outcomes versus many U.S. neighborhoods.
Recent trends diverge by category: estimated property offenses show a meaningful year‑over‑year decline (top quartile nationally for improvement), while estimated violent offenses increased over the same period (below national median for improvement). For investors, this argues for routine security and lighting standards, continued monitoring of local trends, and underwriting that assumes stable but actively managed operating practices.
The investment case centers on durable renter demand, everyday amenity access, and a sizable renter‑occupied housing base that supports leasing stability. Neighborhood occupancy trends are competitive in the metro, while national affordability indicators (low rent‑to‑income readings) suggest room to manage rents without materially elevating retention risk. According to commercial real estate analysis from WDSuite, strong retail and service density around the asset reinforces day‑to‑day livability, an advantage for renewal and steady absorption.
Forward‑looking demographics within a 3‑mile radius point to population and household growth, rising incomes, and a larger tenant base, which together support medium‑term demand for multifamily units. Balanced underwriting should also account for mixed safety trends and neighborhood‑level NOI per unit that runs below national norms, keeping emphasis on operational efficiency and expense discipline.
- Large renter-occupied housing share supports a deep tenant base and leasing stability.
- Strong restaurant, grocery, and pharmacy density enhances livability and renewal potential.
- Low rent-to-income positioning aids retention while allowing measured rent execution.
- 3-mile forecasts indicate population and household growth, expanding the renter pool.
- Risks: mixed safety trends and below-national neighborhood NOI per unit warrant active management and expense control.