| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 38th | Fair |
| Amenities | 5th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4408 Hiram Brandon Dr, Bay City, TX, 77414, US |
| Region / Metro | Bay City |
| Year of Construction | 1977 |
| Units | 48 |
| Transaction Date | 2005-12-07 |
| Transaction Price | $937,500 |
| Buyer | RODRIGUEZ SERGIO |
| Seller | HARDT BRAD |
4408 Hiram Brandon Dr Bay City Multifamily Investment
Stabilized neighborhood occupancy and attainable rents point to steady renter demand, according to WDSuite’s CRE market data. This rural Bay City location favors workforce housing dynamics while keeping lease-up expectations measured by local fundamentals and commercial real estate analysis.
Bay City’s neighborhood context here is rated C+ and classified as Rural, with occupancy in the surrounding neighborhood registering at a very high level and ranking 1st among 18 metro neighborhoods, per WDSuite. For investors, that suggests limited near-term vacancy risk, though leasing velocity will still track local job and amenity access.
Renter-occupied share in the neighborhood ranks 3rd of 18, indicating an above metro median renter concentration that supports depth of tenant demand for multifamily. Median contract rents rank 3rd of 18 in the metro and sit around the national midrange, reinforcing a value-driven renter pool rather than a luxury segment. The rent-to-income ratio ranks 2nd of 18 and is in a stronger national percentile, implying manageable affordability pressure that can aid retention and reduce turnover risk.
Amenity density is limited within the immediate neighborhood (lower ranks for groceries, cafes, parks, and pharmacies among the 18 metro neighborhoods). Family-oriented considerations also trend below national norms, with average school ratings positioned lower relative to peers; operators may prioritize on-site conveniences to offset the thinner amenity grid. These local dynamics are consistent with rural submarkets where residents rely on key corridors for services rather than dense, walkable retail.
Within a 3-mile radius, WDSuite indicates households increased even as overall population edged down recently, and forward-looking estimates point to household growth accompanied by smaller average household sizes. That pattern typically enlarges the renter pool over time and supports occupancy stability for well-managed assets. Rents in the 3-mile radius have risen meaningfully over the last five years and are projected to grow modestly, according to WDSuite’s multifamily property research, aligning with an attainable, workforce-oriented price point.
Comparable, property-level crime data is not available for this neighborhood in WDSuite’s current dataset. Investors commonly benchmark city and county trends and compare them to peer neighborhoods to gauge relative safety, then incorporate on-site measures and lighting/visibility improvements as part of operations. Where rank and percentile data are unavailable, it is prudent to supplement with local law enforcement and third-party safety reports for a balanced view.
Employer proximity records with verifiable distances are not available in WDSuite for this address. Investors evaluating workforce demand typically map major regional job centers and healthcare/industrial hubs to assess commute-driven leasing potential and retention.
The property’s 1977 vintage points to potential value-add through targeted renovations and systems upgrades, while benefiting from a neighborhood with very high occupancy and a renter-occupied share above the metro median. According to CRE market data from WDSuite, rents are positioned toward the attainable end of the spectrum locally, which can support leasing durability and reduce downtime, especially where ownership costs in the area remain comparatively high for many households.
Within a 3-mile radius, recent history shows expanding household counts and projections indicate further growth alongside smaller average household sizes—conditions that typically expand the tenant base and support occupancy stability. The rural amenity grid is thinner and school ratings trend below national averages, so operators may emphasize on-site features and service quality to sustain demand and retention.
- Strong neighborhood occupancy supports stability relative to metro peers.
- Attainable rent positioning aids retention and steady leasing.
- 1977 vintage offers value-add and systems modernization upside.
- 3-mile household growth and smaller sizes expand the renter pool.
- Risks: thinner amenity density and below-average school ratings may require stronger on-site offerings and marketing focus.