| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 36th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 701 McAnear St, Cleburne, TX, 76033, US |
| Region / Metro | Cleburne |
| Year of Construction | 1990 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
701 McAnear St Cleburne Multifamily Opportunity
Neighborhood occupancy of 95.5% suggests steady renter demand in an Inner Suburb setting, according to CRE market data from WDSuite. Positioned for durable cash flow dynamics relative to the metro, this 28-unit asset benefits from a renter-driven area rather than property-specific guarantees.
The property sits in a B+ rated Inner Suburb of the Fort Worth–Arlington–Grapevine metro (ranked 153rd of 561), placing it competitive among Fort Worth–area neighborhoods. Amenity access trends are favorable: the neighborhood’s overall amenity profile is in the top quartile nationally and ranks 15th of 561 metro neighborhoods, with cafes and restaurants measuring above typical national availability (cafes in the 86th percentile; restaurants in the 77th percentile). This mix tends to support day-to-day livability and leasing momentum for workforce-oriented assets.
Renter-occupied housing represents 51.2% of neighborhood units, indicating a meaningful renter concentration that can deepen the tenant base and help support occupancy stability through cycles. Neighborhood occupancy is 95.5% (competitive among Fort Worth–area neighborhoods), and median contract rents are positioned near the middle of national markets, which can aid retention and reduce turnover volatility in typical leasing seasons.
Within a 3-mile radius, recent population growth of roughly 10% and an 8%+ increase in households point to a larger tenant base. Forward-looking projections show additional population and household gains by 2028, which should translate to more renters entering the market and support occupancy stability. The average household size is trending slightly higher locally, reinforcing demand for efficiently sized units.
Home values in the neighborhood sit below many coastal and gateway markets, creating a more accessible ownership landscape. For multifamily investors, this implies occasional competition from entry-level ownership, but a 20% rent-to-income ratio and balanced rents can still sustain leasing and renewal performance when paired with solid property management. Average school ratings in the area are below national norms (37th percentile), an element to price into positioning and marketing but not necessarily a deterrent for workforce renters focused on proximity and value.
Vintage considerations: the asset was built in 1990 versus a neighborhood average year of 1983. Being somewhat newer than the surrounding stock can confer relative competitiveness on systems and finishes, while still leaving room for targeted modernization to enhance rentability and support value-add strategies.
Comparable neighborhood-level safety metrics are not available in this dataset for the immediate area. Investors typically benchmark property operations and resident experience against broader city or metro trends, and emphasize on-site measures such as access control, lighting, and stewardship to support resident retention. Where possible, corroborate with third-party sources and historical operating records before underwriting.
- Ball Metal Beverage Packaging — manufacturing (21.4 miles)
- D.R. Horton — homebuilding corporate offices (28.5 miles) — HQ
- Parker Hannifin Corporation — industrial manufacturing (28.6 miles)
- American Airlines Group — airline corporate offices (39.0 miles) — HQ
- Express Scripts — pharmacy benefit management (39.1 miles)
This 28-unit, 1990-vintage asset benefits from a renter-leaning neighborhood (51.2% renter-occupied units) and competitive occupancy at the neighborhood level, supporting durable leasing. The property’s vintage is newer than the area’s average year built, offering a modest competitive edge while leaving room for targeted upgrades to drive rentability and operational upside. According to CRE market data from WDSuite, the neighborhood sits in the top quartile nationally for overall amenities and shows strong cafe, restaurant, grocery, and pharmacy access—factors that can bolster tenant retention.
Within a 3-mile radius, recent population and household growth with additional gains forecast through 2028 point to a larger renter pool over time. While below-average school ratings and an ownership market that is relatively accessible may introduce some competitive tension, balanced rent levels and a 20% rent-to-income environment can help sustain renewals and minimize concession risk when asset management remains disciplined.
- Renter concentration and competitive neighborhood occupancy support stable lease-up and renewals.
- 1990 construction offers relative competitiveness versus older local stock with value-add potential.
- Top-quartile amenity access and everyday services underpin retention and resident satisfaction.
- 3-mile population and household growth expand the tenant base and support occupancy stability.
- Risks: below-average school ratings and more accessible ownership options may pressure pricing power.