| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Good |
| Demographics | 22nd | Fair |
| Amenities | 40th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2555 S Cameron St, Alice, TX, 78332, US |
| Region / Metro | Alice |
| Year of Construction | 2002 |
| Units | 44 |
| Transaction Date | 2017-12-19 |
| Transaction Price | $1,915,000 |
| Buyer | CAMERON VILLAGE INVESTORS LLC |
| Seller | CAMERON VILLAGE LTD |
2555 S Cameron St, Alice TX — 44-Unit Multifamily
Workforce-oriented property in a low-cost ownership market, positioned to capture steady renter demand as the local tenant base evolves, according to WDSuite’s CRE market data.
Neighborhood fundamentals are comparatively solid within the Alice metro: this area ranks 6 out of 25 neighborhoods (top quartile) with an A- rating, based on CRE market data from WDSuite. Grocery access is a relative strength versus many small Texas markets, while parks and café options are limited. For investors, this mix supports daily needs but suggests modest onsite amenities could help differentiate the asset.
The property’s 2002 vintage is older than the neighborhood’s newer housing stock (average construction year skews more recent), indicating potential value-add through interior updates and selective systems upgrades to improve competitive positioning against 2010s-era supply.
Within a 3-mile radius, roughly 42% of housing units are renter-occupied, signaling a meaningful tenant base for multifamily. Neighborhood occupancy is measured at the neighborhood level rather than the property and has softened in recent years, so leasing strategy and renewal management will matter for stability.
Rents in the immediate neighborhood track on the lower end for the region, and rent-to-income ratios are moderate, which can support retention and measured rent moves. Elevated homeownership accessibility locally can create some competition, but restaurants and grocery density above many national peers help reinforce livability. These dynamics collectively point to workforce housing demand with disciplined revenue management, informed by multifamily property research.
Neighborhood-level crime metrics for this location are not available in WDSuite for comparative ranking. Investors typically benchmark safety using multi-year city and county trends and property-level operating experience rather than block-level anecdotes. Consider reviewing consistent time-series sources for Alice and Jim Wells County to gauge directionality and variability.
The 44-unit scale and workforce positioning provide an attainable entry point in a smaller Texas market. The 2002 construction offers clear value-add pathways versus the area’s newer stock, with scope to modernize interiors and address targeted CapEx for durability. Within a 3-mile radius, projections indicate population and household expansion over the next five years, which would enlarge the renter pool and support occupancy stability. According to CRE market data from WDSuite, local rents are relatively modest and rent-to-income levels are manageable, favoring renewal retention with disciplined pricing.
Key considerations include softer neighborhood-level occupancy and a limited park/café amenity set, which place a premium on onsite features, leasing execution, and expense control. Overall, the asset’s cost basis potential, everyday-amenity access (notably groceries and restaurants), and a stable renter concentration point to durable demand if managed with conservative underwriting and targeted upgrades.
- 44-unit scale with workforce demand drivers and everyday-amenity access
- 2002 vintage presents value-add and CapEx planning opportunities versus newer comps
- 3-mile projections point to a larger renter pool, supporting leasing and renewal strategies
- Moderate rent-to-income dynamics support retention and measured pricing, per WDSuite data
- Risks: softer neighborhood occupancy and limited park/café inventory require strong operations