| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 34th | Fair |
| Demographics | 20th | Poor |
| Amenities | 51st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 714 E Main St, Mexia, TX, 76667, US |
| Region / Metro | Mexia |
| Year of Construction | 2007 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
714 E Main St Mexia Multifamily Investment
Neighborhood occupancy has trended upward and rents remain manageable for local incomes, according to WDSuite’s CRE market data, supporting steady renter demand in Mexia. Investment focus centers on stable operations in a rural setting with measured growth signals rather than rapid rent appreciation.
Located along E Main St in Mexia, the property sits in a Rural neighborhood that is competitive among Limestone County neighborhoods (ranked 3 of 12 with an A- neighborhood rating). According to WDSuite’s CRE market data, neighborhood occupancy is below the national average but has improved over the past five years, a constructive sign for investors focused on stability and lease retention.
Livability indicators land near the national middle, with day-to-day amenities like pharmacies, parks, and childcare registering around national mid-range levels, while cafes are comparatively more available. Grocery and restaurant density is thinner than large metro cores, which is consistent with rural markets and should be reflected in underwriting assumptions for resident convenience and drive-time expectations.
Schools in the area score below national norms, which can influence tenant mix toward workforce households rather than school-driven demand. Home values are relatively low compared with national levels, which can create some competition from ownership options; however, modest rent-to-income ratios in the neighborhood suggest affordability pressures are limited, supporting lease retention for well-managed assets.
The asset’s 2007 construction is newer than the neighborhood’s average vintage (1983). For investors, this typically means a more competitive position versus older stock and the potential to prioritize selective refreshes and systems maintenance over heavy initial capital programs, while still planning for mid-life replacements common to assets of this age. Demographic statistics discussed here are aggregated within a 3-mile radius where referenced and point to a gradually expanding renter pool that supports occupancy stability.
Safety indicators reflect mixed conditions. Within Limestone County’s 12 neighborhoods, this area ranks near the lower end for safety, indicating crime levels above the metro average. Nationally, risk levels are elevated; however, property-related incidents have shown recent year-over-year improvement, suggesting some easing in non-violent activity even as signals for violent offenses remain comparatively high.
For underwriting, investors often account for enhanced property management and security practices to support resident satisfaction and retention. Monitoring trend direction at the neighborhood level remains important, as recent improvements in property offenses can bolster leasing stability if sustained.
Built in 2007 with 22 units, the property offers a relatively new vintage for Mexia, positioning it competitively against older neighborhood stock while keeping capital planning focused on targeted upgrades and mid-life systems. Neighborhood occupancy has improved over five years, and rents remain manageable relative to local incomes, which can support steady tenant retention rather than volatility-driven turnover, according to CRE market data from WDSuite.
As a Rural location, amenity access sits around national mid-range levels with a workforce-oriented tenant base. More accessible ownership costs in the area can create some competition with single-family options, but modest rent-to-income levels and an improving occupancy backdrop support a durable renter base for professionally managed communities. Risk management should center on local safety conditions and the smaller scale of the renter pool, both typical considerations for secondary rural markets.
- 2007 vintage offers competitive positioning versus older stock with targeted capex needs
- Neighborhood occupancy trending upward supports leasing stability and retention
- Rents aligned with local incomes aid sustained collections over aggressive rent growth plays
- Rural location with mid-range amenities fits workforce housing demand dynamics
- Risks: elevated neighborhood safety concerns and competition from accessible ownership options