| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Good |
| Demographics | 43rd | Fair |
| Amenities | 29th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 550 N Montgomery Ave, Giddings, TX, 78942, US |
| Region / Metro | Giddings |
| Year of Construction | 2002 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
550 N Montgomery Ave Giddings Multifamily Investment
Neighborhood occupancy trends sit above the national median, supporting steadier cash flow potential for a 28-unit asset, according to WDSuite’s CRE market data.
Located in a rural pocket of Lee County, the neighborhood carries an A+ rating, with occupancy running above the national median and improving over the past five years. For investors, that backdrop points to relatively stable renter demand and fewer lease-up surprises compared with weaker submarkets.
At the same time, the area shows a modest renter-occupied share that sits above the national midpoint, indicating a viable tenant base without being saturated. Median contract rents track near the national midpoint, suggesting pricing that is competitive for workforce renters while still allowing for targeted upgrades to capture incremental rent.
Daily-needs access is serviceable rather than lifestyle-driven: grocery availability ranks above the national median and childcare density is stronger than average, while cafes, parks, and pharmacies are limited. In practice, this mix supports essentials for tenants but offers fewer discretionary amenities, which can shape positioning toward value-oriented renters.
Demographics aggregated within a 3-mile radius indicate a smaller local population and signs of recent contraction alongside smaller household sizes. This points to a thinner leasing funnel, but it may also favor retention-focused strategies and measured rent growth. Elevated homeownership accessibility relative to many U.S. markets can create some competition with ownership, yet it also reinforces the role of well-managed multifamily as the more accessible option for households balancing costs and convenience.
The average neighborhood building vintage is 1987, while the subject property was built in 2002. Being newer than the local average can provide a competitive edge on unit finishes and systems, with investor implications centered on selective modernization rather than heavy capital replacement.
Neighborhood-level safety metrics were not available in WDSuite for this location. Investors typically contextualize safety by comparing recent local reporting and management feedback against broader regional patterns and similar rural Texas neighborhoods, focusing on practical considerations such as tenant retention, insurance costs, and operating protocols.
Regional employers contribute to a diversified labor pool within commuting range, which can support renter retention for value-oriented assets. Notable examples include:
- Farmers Insurance - Doug Gaul — insurance services (44.7 miles)
Built in 2002 with 28 units averaging roughly mid-sized floor plans, the property is newer than the neighborhoods typical 1980s stock, offering relative competitiveness and a manageable path for targeted renovations. Occupancy in the surrounding neighborhood trends above the national median, supporting income stability and measured rent positioning, according to CRE market data from WDSuite.
The tenant base skews value-oriented: rents track near national midpoints, the renter-occupied share sits above the national median, and daily-needs access (grocery, childcare) is stronger than lifestyle amenities. A smaller 3-mile population and signs of recent contraction warrant conservative leasing assumptions, while accessible homeownership implies some competition with for-sale housing. These dynamics point to a durable but price-sensitive renter pool where disciplined operations, retention, and selective upgrades drive performance.
- Newer-than-area vintage (2002) reduces near-term heavy CapEx risk and supports selective value-add.
- Neighborhood occupancy is above national median, reinforcing leasing stability and cash flow consistency.
- Essential services (grocery, childcare) are accessible, aligning with workforce renter needs in a rural setting.
- Risks: thinner 3-mile renter funnel and ownership alternatives suggest careful pricing and retention management.