| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Good |
| Demographics | 46th | Fair |
| Amenities | 10th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 703 Kroschel St, Hallettsville, TX, 77964, US |
| Region / Metro | Hallettsville |
| Year of Construction | 2005 |
| Units | 20 |
| Transaction Date | 2006-09-20 |
| Transaction Price | $239,700 |
| Buyer | SIGG KEITH ALAN |
| Seller | SIGG KEITH ALAN |
703 Kroschel St, Hallettsville, TX Multifamily Investment
Positioned in a rural submarket with relatively accessible rents, this 2005-vintage asset offers a practical workforce housing play where lease retention may benefit from modest rent-to-income levels, according to CRE market data from WDSuite.
Hallettsville’s neighborhood context skews rural, with limited cafe, park, and pharmacy density, while basic conveniences like grocery access are present but spread out. Amenity access ranks above the metro median (6th of 13 neighborhoods), and grocery availability is competitive among Lavaca County neighborhoods (5th of 13), which supports day-to-day livability albeit at small-town scale.
The property’s 2005 construction is newer than the neighborhood’s average vintage of 1987, suggesting relative competitiveness versus older local stock. Investors should still plan for mid-life systems upkeep and potential light renovations to maintain positioning against newer deliveries elsewhere in the region.
Neighborhood renter concentration sits around the metro middle based on the share of renter-occupied housing units (above the national median), indicating a tenant base that can support smaller multifamily properties but is thinner than large urban markets. Median school quality in the area is competitive among Lavaca County neighborhoods (5th of 13; above the national median), which can aid family-oriented retention.
Home values track near national midrange, and value-to-income metrics are above national medians. Paired with comparatively modest contract rents, this creates a high-cost ownership market relative to local incomes that can sustain reliance on rental options while moderating near-term pricing power. Overall neighborhood performance is mid-pack in the metro (7th of 13; B-), with occupancy within the neighborhood on the lower end of the metro distribution—an important consideration for underwriting and lease-up pacing.
Public crime benchmarks specific to this neighborhood are not available in WDSuite for the current period. As with many rural markets, safety perceptions can vary by block and over time. Investors typically compare neighborhood-level trends to county and state references and review local reporting to inform on-site risk management and tenant retention strategies.
Regional employers within commuting range help support renter demand and day-to-day stability for workforce housing. Nearby employment includes foodservice distribution operations.
- Performance Food Group — foodservice distribution (44.6 miles)
This 20-unit, small-format asset built in 2005 offers durable workforce housing characteristics in a rural Texas setting. Rents in the surrounding neighborhood sit at attainable levels, which can support occupancy stability and retention, while ownership costs trend higher relative to incomes—factors that often sustain multifamily demand. Based on CRE market data from WDSuite, the neighborhood’s occupancy trends are softer relative to the metro, so conservative lease-up and renewal assumptions are prudent.
The 2005 vintage is newer than the area’s average stock, giving a competitive edge versus older properties, though investors should budget for mid-life capital items and strategic updates. Given moderate amenity density and a renter base around the metro middle, the thesis centers on steady, needs-based tenancy rather than premium rent growth.
- Newer 2005 construction relative to local stock supports competitive positioning
- Attainable neighborhood rents can aid retention and stabilize occupancy
- Ownership costs near national midrange reinforce reliance on rental options
- Rural setting with basic amenities suits workforce demand over premium positioning
- Risk: Neighborhood occupancy trends sit on the lower end of the metro; underwrite conservatively