| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Fair |
| Demographics | 35th | Poor |
| Amenities | 20th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 449 Fink St, Yoakum, TX, 77995, US |
| Region / Metro | Yoakum |
| Year of Construction | 1983 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
449 Fink St, Yoakum, TX — Multifamily Investment
Neighborhood occupancy has been steady near the national middle while renter concentration skews higher than typical for the area, according to WDSuite s CRE market data. This points to a durable tenant base for a 40-unit asset in a small Texas market.
Yoakum is a suburban pocket of Lavaca County with a C+ neighborhood rating where renter-occupied housing makes up a comparatively larger share of units. The neighborhood s renter concentration ranks in the top quartile among 13 Lavaca County neighborhoods and sits around the 75th percentile nationally, indicating deeper tenant demand than many rural peers.
Occupancy for the neighborhood trends around the national midpoint (about the 52nd percentile) and ranks competitive among Lavaca County locations (rank 1 of 13). Median asking rents in the area remain lower than national norms, supporting lease retention and helping stabilize occupancy through cycles rather than driving outsized rent growth.
Amenity access is mixed: grocery and restaurant density rank near the top of the local pack (rank 2 of 13), while cafes, parks, and pharmacies are limited. For investors, this suggests a car-dependent environment with essential shopping in reach but fewer lifestyle anchors, which can shape positioning toward workforce housing.
Within a 3-mile radius, population growth over the last five years has expanded the local tenant pool, even as average household size has edged lower. Median household incomes track below national levels, but rent-to-income ratios are around the national midpoint, a combination that supports retention while keeping pricing power measured. These dynamics align with a pragmatic, value-oriented approach to multifamily property research and day-to-day leasing strategy.
Comparable neighborhood-level crime statistics are not available in WDSuite for this location. Investors typically benchmark city and county public safety trends against regional peers and monitor property-level measures (lighting, access control) to support tenant retention and risk management.
Regional employment is anchored by a mix of distribution and corporate services within commuting reach, supporting workforce housing demand. Notable nearby employer:
- Performance Food Group food distribution offices (36.3 miles)
Built in 1983, the property is newer than much of the local housing stock (average vintage late 1960s), offering a relative competitive edge versus older buildings, with selective modernization still prudent for systems and interiors. The neighborhood shows renter depth above metro norms and occupancy near the national middle; according to CRE market data from WDSuite, this mix supports stable leasing with measured rent growth expectations.
Lower regional home values and moderate rent-to-income levels suggest renters may remain in multifamily for convenience and flexibility, aiding retention. At the same time, limited lifestyle amenities and a modest local income profile warrant conservative underwriting and focus on durable workforce demand.
- Renter concentration in the top quartile locally supports a deeper tenant base for a 40-unit asset.
- Neighborhood occupancy hovers around national midrange, indicating leasing stability through cycles.
- 1983 vintage is newer than area average, with potential to enhance competitiveness via targeted upgrades.
- Workforce positioning benefits from lower rent levels and midrange rent-to-income ratios that support retention.
- Risks: thinner lifestyle amenities and modest household incomes; underwrite conservatively and emphasize operational efficiency.