| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Best |
| Demographics | 50th | Good |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3500 Turtle Creek Dr, Port Arthur, TX, 77642, US |
| Region / Metro | Port Arthur |
| Year of Construction | 2005 |
| Units | 63 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3500 Turtle Creek Dr, Port Arthur TX Multifamily Investment
Stabilized renter demand in an inner-suburban pocket with a high renter-occupied housing share and competitive neighborhood occupancy supports income durability, according to CRE market data from WDSuite. Built in 2005, the asset’s vintage is relatively competitive locally while still leaving room for targeted modernization.
This inner-suburban location in Port Arthur offers everyday convenience that supports leasing: grocery and pharmacy access tests strong versus national benchmarks, and dining options are dense for the area. Cafes are present, though park access and formal childcare options are limited, which may influence tenant mix and on-site amenity planning.
Neighborhood-level occupancy trends are above the metro median and competitive among Beaumont-Port Arthur neighborhoods, which helps underpin income stability for multifamily. The neighborhood also shows a high renter concentration (measured as the share of housing units that are renter-occupied), indicating depth in the tenant base and support for ongoing leasing velocity.
At the neighborhood level, rent-to-income sits on the lower side for the U.S., signaling relatively low affordability pressure that can aid renewals and retention. Home values read as elevated for local incomes, which can sustain reliance on rental housing and support pricing power without overreaching. Taken together, these dynamics position the area as a practical workforce housing location with balanced demand drivers.
Demographic statistics aggregated within a 3-mile radius point to modest recent population growth with projections for additional population and household increases alongside smaller average household sizes. This combination typically expands the renter pool and supports occupancy stability over a multi-year hold, based on CRE market data from WDSuite.
Construction vintage in the neighborhood skews toward the early 2000s; the subject’s 2005 build is slightly newer than the local average, implying relative competitiveness against older stock while still warranting periodic system updates or cosmetic refreshes to stay aligned with tenant expectations.
Safety indicators present a mixed but manageable picture. Relative to neighborhoods nationwide, the area performs above average on several measures, while within the Beaumont-Port Arthur metro it ranks 22 out of 139 neighborhoods for estimated offense rates, indicating a less favorable local position. Recent trends show property offenses easing year over year, while violent incidents have risen, so prudent security measures and tenant communication remain advisable for asset management.
The 63-unit, 2005-vintage asset at 3500 Turtle Creek Dr benefits from a renter-heavy neighborhood, competitive occupancy, and strong everyday amenities that support leasing. According to CRE market data from WDSuite, neighborhood rent-to-income reads relatively manageable, which can bolster renewal rates, while elevated ownership costs for local incomes reinforce reliance on rental options. Being slightly newer than the area’s average stock provides a competitive edge versus older properties, with selective value-add potential through modernization.
Forward-looking 3-mile demographics point to growth in population and households and smaller household sizes, expanding the tenant base over time. Key watch items include limited parks/childcare access, mixed safety signals at the metro comparison level, and neighborhood income performance that trails national norms, which argues for disciplined expense control and thoughtful amenity programming.
- Renter-heavy neighborhood and competitive occupancy support income durability
- 2005 vintage offers relative competitiveness with targeted modernization upside
- Everyday amenities (groceries, pharmacies, dining) aid leasing and retention
- 3-mile outlook suggests a larger tenant base as population and households grow
- Risks: limited parks/childcare, mixed local safety rankings, and below-national neighborhood income performance require hands-on asset management