| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Best |
| Demographics | 50th | Good |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4201 Lake Arthur Dr, Port Arthur, TX, 77642, US |
| Region / Metro | Port Arthur |
| Year of Construction | 1988 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4201 Lake Arthur Dr Port Arthur 100-Unit Multifamily Investment
Neighborhood data signals a deep renter base and steady occupancy, supporting demand durability for stabilized multifamily, according to WDSuite’s CRE market data.
Located in Port Arthur’s inner-suburban fabric of the Beaumont–Port Arthur metro, the immediate neighborhood rates A+ and is competitive among Beaumont–Port Arthur neighborhoods (ranked 5 out of 139). The area benefits from convenient daily-needs access, with restaurant and grocery availability in the top decile nationally and pharmacies in the top percentile range. These amenity dynamics help underpin leasing velocity and day-to-day livability for residents.
Renter concentration is high at the neighborhood level (ranked 3 of 139), indicating a large share of housing units are renter-occupied. For investors, that typically supports a deeper tenant pool and demand resilience across cycles. Neighborhood occupancy trends sit around the metro median, reinforcing a baseline of leasing stability rather than outlier volatility.
Construction vintage in the surrounding area skews newer than this property (neighborhood average 2003). With a 1988 build, the asset is older than nearby stock—a positioning that may warrant targeted capital planning or value-add renovations to remain competitive against early-2000s product while capturing operational upside.
Within a 3-mile radius, population has edged up in recent years and is projected to expand further, with households expected to increase, implying a larger tenant base over the medium term. Median contract rents locally remain accessible relative to incomes, and the neighborhood’s rent-to-income profile points to manageable affordability pressure—conditions that can support retention while leaving room for disciplined rent growth. Elevated home values for the area relative to incomes (top-quintile value-to-income nationally) suggest a high-cost ownership market that tends to sustain reliance on multifamily rentals, which can aid lease stability.
Safety indicators are mixed and warrant standard risk management. Compared with neighborhoods nationwide, the area scores above average for overall and property crime safety (national percentiles in the 60s–70s). However, within the Beaumont–Port Arthur metro, it places closer to the higher-crime end of the 139-neighborhood distribution, so performance should be assessed at the property level and monitored over time.
Recent trend signals are also nuanced: estimated property offenses declined meaningfully year over year (top-quartile improvement nationally), while estimated violent offenses moved higher over the same period. For investors, this combination argues for pragmatic measures such as lighting, access control, and proactive resident engagement, alongside ongoing review of local trend data.
The 100-unit 1988 vintage positions this asset for practical value-add: the neighborhood’s average build year is newer, so selective renovations and systems updates can sharpen competitive standing against early-2000s stock. Demand-side signals are constructive—high renter concentration at the neighborhood level supports a deep tenant base, and occupancy trends sit near metro norms. Within a 3-mile radius, forecasts point to population growth and a notable increase in households, expanding the renter pool and supporting occupancy stability. According to CRE market data from WDSuite, local amenity access is strong, which can help leasing and renewal activity.
Affordability dynamics appear balanced for investors: neighborhood rent-to-income levels indicate manageable pressure, aiding retention and measured pricing power, while elevated ownership costs relative to incomes sustain reliance on rentals. Key risks include competitive newer stock, mixed safety signals within the metro, and the need for disciplined capital planning to capture renovation upside without overcapitalizing.
- High renter concentration supports depth of tenant demand and leasing durability
- 1988 vintage offers value-add and systems-upgrade opportunities versus newer neighborhood stock
- Strong amenity access and growing 3-mile population underpin renewal potential and occupancy stability
- Balanced rent-to-income dynamics suggest retention with room for disciplined rent growth
- Risks: newer competitive supply, mixed safety positioning in metro, and execution discipline on capex