| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 26th | Poor |
| Demographics | 28th | Poor |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2526 Lamar Ave, Paris, TX, 75460, US |
| Region / Metro | Paris |
| Year of Construction | 1985 |
| Units | 100 |
| Transaction Date | 2009-12-31 |
| Transaction Price | $2,875,000 |
| Buyer | Entourage Regency, LLC |
| Seller | Regency Apts/Paris Properties, LP |
2526 Lamar Ave, Paris TX — 100-Unit 1985 Multifamily
Renter demand is supported by strong everyday amenities and a competitive renter-occupied share at the neighborhood level, according to WDSuite’s CRE market data, though local occupancy trends suggest attention to leasing and retention strategies.
The property sits in an Inner Suburb of Paris, TX with an A- neighborhood rating and a rank of 5 out of 26 metro neighborhoods, indicating it is competitive among Paris neighborhoods. Everyday convenience is a differentiator: parks and pharmacies score in the top quartile nationally, and grocery and restaurant density are also in the top quartile. Café options are limited, but childcare access is comparatively strong in the metro.
Neighborhood renter concentration is 46.8% of housing units (ranked 5 of 26), signaling a deep tenant base relative to the metro and supporting multifamily leasing. By contrast, the neighborhood occupancy rate is lower in the metro (ranked 21 of 26 and below national medians), so investors should plan for focused marketing, renewals, and concessions management to stabilize and sustain occupancy at the asset level.
Within a 3-mile radius, population has expanded modestly over the past five years while household counts have increased, implying smaller average household sizes and a gradually larger tenant pool. Forecasts indicate additional population growth and a notable increase in households through 2028, which can broaden the renter base and support occupancy stability for well-managed properties.
Home values in the neighborhood are low relative to national benchmarks, which can introduce some competition from ownership options. For multifamily operators, this environment emphasizes resident experience, lease management, and service differentiation to maintain retention and pricing power without overreliance on aggressive rent pushes.
The building’s 1985 vintage is newer than the neighborhood’s average construction year of 1976. That positioning can be competitive versus older local stock, while still leaving room for targeted system updates or cosmetic upgrades to enhance leasing velocity and reduce turnover.
Neighborhood safety indicators are around the national middle based on recent data, with trends that place the area competitive among Paris neighborhoods (rank 9 of 26). Property-related offenses have declined year over year, which is a constructive signal, but investors should still underwrite standard security measures and monitor submarket trends over time.
This 100-unit, 1985 asset benefits from a renter-oriented neighborhood profile and strong daily-needs accessibility that supports leasing. The property is newer than the neighborhood average, suggesting relative competitiveness versus older local stock, while targeted renovations can further enhance performance. Within 3 miles, household counts have been rising and are projected to grow meaningfully through 2028, pointing to a larger tenant base and support for occupancy. According to CRE market data from WDSuite, neighborhood-level occupancy trails stronger metro subareas, so execution around renewals, marketing, and resident experience will be important to sustain stability.
Low home values in the area can create some competition with entry-level ownership, but they also reinforce the appeal of professionally managed rentals that deliver convenience, service, and flexible living. For investors, the combination of a growing renter pool, daily-needs amenities, and value-add potential at a 1980s-vintage property presents a balanced, operations-focused thesis with manageable risks.
- Renter-oriented neighborhood with competitive tenant depth relative to the Paris metro
- 1985 vintage offers competitive positioning versus older stock plus selective upgrade upside
- 3-mile area shows household growth and projected renter pool expansion supporting occupancy stability
- Strong daily-needs access (parks, pharmacies, groceries) supports resident retention and leasing
- Risk: neighborhood occupancy ranks weaker in the metro, requiring disciplined leasing and renewal strategy