| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Fair |
| Demographics | 64th | Best |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 881 Ridgewood Dr, Port Neches, TX, 77651, US |
| Region / Metro | Port Neches |
| Year of Construction | 1978 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
881 Ridgewood Dr Port Neches Multifamily Investment
Positioned in a suburban pocket of the Beaumont–Port Arthur metro, this 32-unit asset benefits from a low rent-to-income profile and steady renter demand in the surrounding neighborhood, according to WDSuite’s CRE market data. Neighborhood metrics cited here reflect area conditions, not the property’s operations.
The property sits in a Suburban neighborhood in Port Neches that is rated A- and ranks 31 out of 139 metro neighborhoods—placing it in the top quartile among Beaumont–Port Arthur locations. For investors, that indicates solid local fundamentals relative to the broader metro, even if some operating metrics vary by asset.
Daily-needs amenities are limited nearby (few groceries, pharmacies, and parks), but the area compensates with strong childcare access (nationally high percentile) and a dense restaurant scene (around the 88th percentile nationally). This mix supports everyday convenience for residents and helps with leasing narratives despite thinner retail clustering.
Neighborhood occupancy is softer than the metro median, which places more weight on property-level execution and competitive positioning. Renter-occupied housing accounts for roughly a quarter of neighborhood units, suggesting a moderate renter concentration and a defined, though not overly deep, tenant base for multifamily owners.
Within a 3-mile radius, demographic data show recent population growth with household sizes edging higher and a meaningful share of higher-income households; forward-looking projections indicate additional population gains and an expanding renter pool. For multifamily property research, these trends point to support for absorption and lease retention, provided assets are priced and finished competitively.
The average construction year in the neighborhood skews newer than this asset. With a 1978 vintage, investors should plan for targeted capital expenditures and consider value-add renovations to meet current renter expectations and to sharpen competitiveness against 1990s-and-newer stock.
Safety indicators are mixed compared with regional and national benchmarks. The neighborhood’s crime rank sits around the metro middle (55 out of 139 neighborhoods), indicating conditions that are competitive among Beaumont–Port Arthur neighborhoods rather than outliers on either end.
Nationally, property offense rates trend better than average (around the 70th percentile for safety), while violent offense sits closer to the national midpoint. Recent-year changes show a modest uptick in property offenses and a sharper increase in violent offenses; investors should underwrite prudent security and lighting upgrades and consider resident policies that support on-site stability.
This 1978-vintage, 32-unit property offers a pragmatic value-add angle in a suburban Port Neches location where rents remain manageable relative to incomes, supporting retention and pricing flexibility. According to CRE market data from WDSuite, the surrounding neighborhood ranks in the metro’s top quartile overall, with strong restaurant density and childcare access aiding livability, while a moderate renter concentration suggests a defined but not oversupplied tenant base.
Underwriting should account for softer neighborhood occupancy and an older competitive position versus 1990s-and-newer stock—conditions that can be offset through targeted renovations, curb appeal, and disciplined lease management. Three-mile demographics point to population growth and an expanding renter pool over the forecast period, which can support absorption and stabilize occupancy for well-executed assets.
- Value-add potential: 1978 vintage allows upgrades to compete against newer stock
- Retention support: low rent-to-income profile enables pricing flexibility and lease stability
- Livability drivers: strong restaurant density and childcare access bolster resident appeal
- Demand outlook: 3-mile population growth and renter pool expansion support absorption
- Risks: softer neighborhood occupancy and limited daily-needs retail require strong asset execution