| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 31st | Poor |
| Demographics | 39th | Fair |
| Amenities | 21st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1400 W Washington St, Paris, TX, 75460, US |
| Region / Metro | Paris |
| Year of Construction | 2011 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1400 W Washington St, Paris TX Multifamily Opportunity
A high share of renter-occupied housing in the immediate neighborhood supports steady tenant demand, with occupancy trending upward in recent periods, according to WDSuite’s CRE market data. Newer construction at the property level can help compete against older nearby stock while keeping lease-up and retention strategies straightforward.
The property sits in a suburban Paris, TX neighborhood rated C, where renter-occupied units represent a sizable share of housing. That renter concentration indicates depth in the tenant base and supports demand stability for multifamily operators. Neighborhood occupancy is below national norms but has improved over the last five years, a constructive signal for maintaining leases.
Local amenities are mixed: grocery access is competitive among Paris neighborhoods (ranked 3rd of 26), while cafes, restaurants, parks, and pharmacies are limited. Average school ratings are strong for the metro (ranked 1st of 26) and land in the top quartile nationally, which can aid family-oriented renter retention.
Construction trends favor newer assets. The neighborhood’s average vintage is 1970, while this property was built in 2011. The 2011 vintage positions the asset as newer than much of the local stock, which can enhance leasing competitiveness versus older buildings, though investors should still plan for mid-life system updates and selective modernization.
Demographic statistics within a 3-mile radius show recent population growth alongside an increase in households, with projections indicating households may continue to rise even if population edges lower over the next five years. This pattern points to demographic shifts that can sustain multifamily demand and support occupancy stability. Median contract rents in the area remain relatively accessible, which supports rent-to-income dynamics and can bolster lease retention, based on CRE market data from WDSuite.
Ownership costs in the neighborhood are on the lower side compared with national markets. While that can introduce some competition from entry-level ownership, the high renter share and workforce-oriented dynamics suggest multifamily remains a primary housing option, with pricing power best supported by operational execution and asset quality.
Neighborhood safety indicators are generally favorable relative to broader benchmarks. The area is competitive among Paris neighborhoods (ranked 8th of 26 for overall crime) and sits modestly above the national median for safety (mid-50s percentiles). Recent trends show year-over-year declines in both property and violent incidents, indicating improving conditions without relying on precise block-level claims.
Investors should treat safety as a neighborhood-level factor that supports retention and leasing, while maintaining standard onsite measures and resident engagement to reinforce stability over time.
Built in 2011 with 72 units, the asset is newer than much of the surrounding stock, offering competitive positioning against older properties and potential savings on near-term capital needs. Demand is underpinned by a high concentration of renter-occupied housing in the neighborhood and improving neighborhood occupancy, which together support leasing stability. According to CRE market data from WDSuite, rents remain relatively accessible versus income levels, aiding retention and providing room for structured revenue management rather than aggressive across-the-board increases.
Forward-looking fundamentals are mixed but manageable: within a 3-mile radius, households are projected to increase even if population growth moderates, a dynamic that can sustain a broad tenant base. Operators should balance this with the area’s lower home values (which can compete with rentals) and limited lifestyle amenities, keeping focus on operational quality, maintenance discipline, and targeted upgrades appropriate for a 2011 vintage entering mid-life.
- Newer 2011 vintage vs. local average supports leasing competitiveness and moderated near-term capex
- High renter-occupied housing share indicates depth of tenant demand and occupancy stability
- Accessible rent levels relative to incomes support retention and structured revenue management
- Household growth within 3 miles expands the renter pool even as population growth moderates
- Risks: limited amenities and lower ownership costs may temper pricing power; plan for mid-life system updates