| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Good |
| Demographics | 18th | Poor |
| Amenities | 30th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1000 E Grayson St, Mexia, TX, 76667, US |
| Region / Metro | Mexia |
| Year of Construction | 2012 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1000 E Grayson St Mexia TX 40-Unit Multifamily
Newer 2012 construction positions this 40-unit asset for competitive operations in a renter-leaning Mexia submarket where neighborhood occupancy and demand patterns are stable but not tight, according to WDSuite’s CRE market data. The investment angle centers on durable renter demand with measured rent positioning rather than aggressive lease-up assumptions.
The property sits in an Inner Suburb neighborhood of Mexia (neighborhood rating: B) that places near the middle of Limestone County’s 12 neighborhoods by overall standing. Neighborhood occupancy is measured for the neighborhood, not the property, and trends show it has been softer than national norms, which suggests investors should prioritize retention and renewal strategies over outsized rent pushes.
Livability is serviceable with everyday conveniences: grocery and pharmacy access track above national medians, while restaurants are around the national middle, based on CRE market data from WDSuite. Broader amenities such as parks, cafes, and childcare are less dense than typical U.S. neighborhoods, which points to a more utilitarian location profile rather than lifestyle-driven demand.
The local housing stock skews older (average 1978), while the subject’s 2012 vintage is newer than typical nearby assets—an advantage for competitiveness and near-term capital planning. A renter-occupied share of housing units around 44% indicates meaningful renter concentration, supporting a deeper tenant base and steadier leasing, though investors should still underwrite marketing and concessions thoughtfully when competing with older, lower-rent stock.
Within a 3-mile radius, demographics reflect modest incomes and flat population dynamics in recent years, implying steady but measured renter pool expansion. Elevated ownership costs relative to local incomes (above the national median on a value-to-income basis) reinforce reliance on rental housing, which can aid tenant retention even when rent growth is calibrated to maintain affordability.
Safety signals are mixed in ways investors should contextualize. Neighborhood-level indicators benchmark favorably versus many U.S. neighborhoods on property and violent offense positioning nationally, but recent year trends show an uptick in violent incidents that warrants monitoring. Read these as directional neighborhood indicators rather than block-level measures.
At the regional scale, this area is competitive among Limestone County neighborhoods, and the national positioning implies comparatively better safety than many peers nationwide. However, underwriting should incorporate prudent security and lighting standards and engage with current, property-specific incident logs for the most actionable view.
This 2012-built, 40-unit multifamily property offers relative competitive positioning versus older local stock, with a neighborhood renter base that supports consistent leasing. Neighborhood occupancy (measured for the neighborhood, not the property) has been moderate and below national benchmarks, so the case favors disciplined operations, calibrated rents, and resident retention to sustain cash flow. According to CRE market data from WDSuite, everyday convenience retail is adequate while lifestyle amenities are thinner, aligning the asset with workforce-oriented demand rather than premium, amenity-driven pricing.
Income levels in the 3-mile radius are modest and homeownership remains a higher relative cost against local incomes, which can sustain reliance on rental housing and support steady tenancy. The newer vintage reduces near-term capital intensity versus older comparables, while leaving room for targeted modernization to enhance competitiveness without overcapitalizing. Key risks include softer neighborhood occupancy and mixed safety trends, both manageable with conservative underwriting and active management.
- 2012 vintage offers competitive positioning and lower near-term capex versus older neighborhood stock
- Renter-occupied concentration supports a deeper tenant base and leasing stability
- Everyday retail access is adequate; location aligns with workforce demand over lifestyle premiums
- Risk: neighborhood occupancy softer than national norms—focus on renewals and calibrated rents
- Risk: mixed safety trendlines suggest prudent security measures and conservative underwriting