| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Best |
| Demographics | 45th | Good |
| Amenities | 20th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 138 Sandpiper Cir, Palacios, TX, 77465, US |
| Region / Metro | Palacios |
| Year of Construction | 1985 |
| Units | 57 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
138 Sandpiper Cir, Palacios, TX Multifamily
Ownership-leaning neighborhood dynamics suggest a focused renter pool and measured lease-up expectations, according to WDSuite s CRE market data.
Palacios is a rural submarket within the Bay City, TX metro where neighborhood-scale amenities are modest but present. Pharmacy access ranks competitive locally (top quartile among 18 metro neighborhoods), while restaurants and groceries track closer to the metro median; cafes and parks are limited. For investors, this points to car-dependent living with essential services available, which can support steady day-to-day livability but may limit premium amenity-driven rent positioning.
The neighborhood s average construction year is 1981, and the subject s 1985 vintage is slightly newer than its competitive set. That positioning can reduce near-term obsolescence risk versus older stock, though systems from the 1980s may still require targeted capital for modernization to maintain leasing competitiveness.
Tenure patterns indicate an ownership-leaning area at the neighborhood level, with a relatively low share of housing units that are renter-occupied. Within a 3-mile radius, renter concentration is higher (around one-third of occupied units), creating a defined but not deep tenant base. Projections within the same 3-mile radius point to population growth and higher household incomes over the next five years, which can expand the renter pool even if ownership remains prevalent, supporting occupancy stability for well-positioned assets.
Home values sit near the national middle while household incomes trend above national norms, based on CRE market data from WDSuite. In investor terms, this is a relatively accessible ownership market, so rental demand is likely sustained by lifestyle preferences and product fit rather than ownership constraints. That can temper pricing power but favor retention for communities that deliver functional layouts, dependable maintenance, and value-forward amenities.
Comparable neighborhood crime metrics were not available in WDSuite s dataset for this area. Investors typically benchmark local safety perception against metro and county trends and supplement with third-party sources and on-the-ground diligence to understand conditions at different times of day and along primary access routes.
Given the rural context, review visibility, lighting, and property access controls as part of standard underwriting. Where possible, compare incident trends to nearby Bay City, TX neighborhoods to gauge relative safety performance rather than relying on block-level anecdotes.
138 Sandpiper Cir is a 57-unit, 1985-vintage multifamily asset in a rural Bay City, TX metro neighborhood where renter demand is present but not deep. The property is slightly newer than the neighborhood s average vintage, offering competitive positioning versus older stock while still calling for targeted capital planning as 1980s systems age. Neighborhood occupancy performance trails national norms, so leasing stability will hinge on product quality, operational consistency, and capturing the defined local renter segment.
Within a 3-mile radius, recent years show softer population and household counts but notable income gains, and forward-looking projections indicate population growth with rising incomes a setup that can support a larger tenant base over time. According to CRE market data from WDSuite, ownership remains accessible in this area, which can limit outsized rent growth but support retention for well-managed communities that deliver reliable housing at practical price points.
- Slightly newer-than-neighborhood vintage supports competitive positioning versus older stock.
- Defined renter base within 3 miles, with projections indicating population growth and rising incomes to bolster demand over time.
- Accessible ownership market suggests steadier retention for value-forward operations rather than premium pricing strategies.
- Risk: Neighborhood occupancy trails national norms; leasing velocity may be sensitive to operations and price positioning.
- Risk: Limited amenity density and an ownership-leaning tenure profile can constrain depth of the renter pool.