| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Fair |
| Demographics | 49th | Best |
| Amenities | 11th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 520 E Orange Ave, Orange Grove, TX, 78372, US |
| Region / Metro | Orange Grove |
| Year of Construction | 1994 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
520 E Orange Ave Orange Grove Multifamily Investment
Neighborhood-level data indicates above-median occupancy within the Alice, TX metro and a low rent-to-income burden, supporting tenant retention according to WDSuite’s CRE market data. In a rural, amenity-light setting, investors should emphasize management and product quality to capture steady renter demand.
Orange Grove is a rural neighborhood that ranks 7 out of 25 within the Alice, TX metro, which is competitive among Alice, TX neighborhoods. Livability leans auto-oriented with sparse cafes, parks, and pharmacies, while basic retail like groceries and restaurants is present at lower densities than urban peers.
School quality stands out: the neighborhood’s average school rating sits in the top quartile nationally and is the highest-ranked in the metro (1 of 25). For workforce renters, stronger schools can aid leasing stability and longer stays.
About 30% of housing units are renter-occupied in the neighborhood, a renter concentration that supports a measurable tenant base for a 24-unit asset. Median contract rents are lower than national norms, which helps sustain occupancy but can moderate near-term pricing power. Median home values are also low relative to national markets, meaning ownership is comparatively accessible; investors should expect some competition from entry-level ownership and prioritize operational execution to drive retention.
Construction patterns nearby skew mid-1990s on average. The property’s 1994 vintage suggests planning for systems refresh and value-add scope; updated finishes and efficiency upgrades can help differentiate against older stock while remaining cost-conscious. Demographic statistics aggregated within a 3-mile radius indicate recent population contraction and smaller household sizes ahead, which can still support demand for smaller formats given the asset’s average unit size of roughly 428 square feet.
Comparable, neighborhood-level crime data was not available in this dataset. Investors typically benchmark safety using county and metro sources over multi-year periods to understand directionality rather than block-level variance. Use consistent comps and time horizons when underwriting retention assumptions.
This rural location primarily serves local services, education, and small business employment bases that support workforce housing and short commutes. No qualified nearby anchor employers with verified distances were available in the dataset for listing.
520 E Orange Ave is a 24-unit, 1994-vintage multifamily asset positioned in a rural neighborhood that performs above the metro median on occupancy yet remains below national benchmarks. According to CRE market data from WDSuite, the neighborhood’s low rent-to-income burden supports lease retention, while the area’s modest amenity density and accessible ownership options call for disciplined operations to maintain occupancy and drive incremental rent growth through targeted upgrades.
Demographic statistics within a 3-mile radius show population contraction alongside smaller household sizes, a pattern that can favor compact floor plans; the property’s smaller average unit size is aligned with that demand profile. Value-add opportunities focused on interiors and efficiency improvements can enhance competitiveness versus older stock, while underwriting should account for amenity-light dynamics and potential competition from entry-level ownership.
- Above-metro occupancy context supports stability, with low rent burden aiding retention
- 1994 vintage allows targeted value-add to improve positioning versus mid-1990s stock
- Smaller average unit sizes align with forecast smaller households in the 3-mile radius
- Operational focus required in an amenity-light, ownership-accessible market
- Risk: local population contraction and accessible ownership can temper rent growth