| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Poor |
| Demographics | 55th | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 601 N Lancaster, Moulton, TX, 77975, US |
| Region / Metro | Moulton |
| Year of Construction | 1980 |
| Units | 25 |
| Transaction Date | 2009-12-30 |
| Transaction Price | $328,100 |
| Buyer | LYT321 LLC |
| Seller | SDE HOLDINGS LLC |
601 N Lancaster Moulton Multifamily Investment
Neighborhood fundamentals point to steady workforce rental demand with improving occupancy, according to WDSuite’s CRE market data, though amenity density is limited in this rural setting. Investors should underwrite conservative lease-up assumptions and focus on retention-driven operations.
This property sits in a rural neighborhood of Moulton where day-to-day needs are primarily met by regional corridors rather than dense retail clusters. Amenity counts for cafes, groceries, parks, and pharmacies rank at the bottom locally and trend well below national norms, which suggests residents value practical access and commute convenience over walkability.
Rents in the neighborhood sit below national averages, and the rent-to-income relationship is around the national midpoint. For investors, this combination can support lease retention and measured pricing power, particularly for well-managed workforce housing. Home values are also moderate relative to national levels, which may create some competition from ownership options; positioning and service quality become important advantages for sustained occupancy.
The share of housing units that are renter-occupied places the area above the metro median (rank 6 of 13), indicating a workable tenant base for a 25‑unit asset. Neighborhood occupancy has improved over the past five years but remains below national norms; underwriting should prioritize renewal strategies and operational efficiency over aggressive rent lifts.
The average construction year in the neighborhood skews to the 1970s, and this asset’s 1980 vintage is slightly newer than the local average. That positioning can be competitively helpful versus older stock, though investors should still plan for system updates and targeted renovations to capture value. For investors conducting multifamily property research, these local dynamics suggest an emphasis on durable, cost-effective upgrades over extensive repositioning.
Comparable neighborhood crime data is not available in the current WDSuite extract for this area. In rural markets, reported statistics can be limited or lagged, so investors typically review county-level trends and property-level history as part of standard diligence.
A practical approach is to compare any available neighborhood readings to regional benchmarks and assess trend direction, then align security measures and insurance assumptions with that context.
Built in 1980, the property is slightly newer than the neighborhood’s average vintage, offering a competitive edge versus older local stock while still warranting selective system upgrades and interior refreshes. According to CRE market data from WDSuite, neighborhood occupancy has trended upward over five years but remains below national norms, favoring strategies that emphasize renewals, resident experience, and measured rent growth.
Rents and home values are moderate relative to national levels, supporting workforce demand and potential lease stability, while the renter-occupied share sits above the metro median, indicating a sufficient tenant pool for a 25‑unit community. Given the rural location and limited amenity density, investors should lean on cost control, reputation, and functional finishes to maintain pricing power and steady absorption.
- 1980 vintage offers relative competitiveness versus older neighborhood stock with targeted value-add upside
- Improving neighborhood occupancy supports a renewal-focused operating plan
- Moderate rent and income context favors retention and steady cash flow potential
- Renter-occupied share above the metro median signals a workable tenant base for a small asset
- Risks: below‑national occupancy and limited amenity density require conservative underwriting and strong property management