| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Best |
| Demographics | 45th | Good |
| Amenities | 20th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 501 Henderson Ave, Palacios, TX, 77465, US |
| Region / Metro | Palacios |
| Year of Construction | 1977 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
501 Henderson Ave, Palacios TX — 1977 Value‑Add Multifamily
Older vintage with manageable scale positions this 20‑unit asset for targeted renovations and disciplined lease management, according to WDSuite’s CRE market data.
Palacios sits within the Bay City, TX metro’s rural band, where local retail and services are thinner than major metros. Amenity access is competitive among Bay City neighborhoods (rank 6 out of 18), yet remains below national norms (amenities in the 20th percentile), so residents typically rely on a car for daily needs. Grocery and pharmacy presence outperforms other local categories, but cafes, parks, and childcare are limited nearby.
Neighborhood occupancy trends indicate a softer leasing environment versus national benchmarks (occupancy percentile in the teens), which suggests investors should plan for proactive marketing and potential concessions in initial lease‑up. Renter concentration at the neighborhood level is modest, signaling a thinner multifamily tenant base but also limited direct competition from large rental communities.
Within a 3‑mile radius, recent population and household counts trended down, while the data indicates larger household sizes today. Forward‑looking projections point to potential population and household growth alongside smaller average household sizes by the forecast horizon, which would expand the renter pool for appropriately sized units. These dynamics can help stabilize occupancy over time if management aligns unit mix and pricing to local demand.
Home values and incomes in the neighborhood track near national midranges (home values near the national median; household income around the 60th percentile). In a relatively accessible ownership market, pricing power leans toward value positioning and retention. For multifamily investors, that favors durable, well‑maintained product and steady renewal management over aggressive rent premiums.
Comparable safety data for this neighborhood is not available in the current dataset. Investors commonly benchmark property‑level incident trends against metro averages and review security line items (lighting, access control, and visibility) to support tenant retention. Where owners implement visible on‑site measures and coordinate with local resources, leasing stability can improve even in small rural submarkets.
Built in 1977, the property is slightly older than the neighborhood average, creating clear value‑add angles through targeted interior updates, common‑area refreshes, and system upgrades. The submarket’s modest renter concentration and below‑national occupancy profile argue for disciplined operations—thoughtful unit turns, competitive positioning, and renewal management—to capture durable demand at attainable price points. According to CRE market data from WDSuite, local amenities are relatively limited versus national norms, so onsite convenience and upkeep can differentiate the asset.
Demographic patterns within 3 miles show recent softness but a projected expansion in population and households alongside smaller household sizes, which can broaden the renter base for practical floor plans. Given a homeownership landscape that is more accessible than high‑cost metros, the investment case emphasizes reliable cash flow through retention and cost control rather than outsized rent growth, with upside from targeted renovations and professional management.
- 1977 vintage supports value‑add through unit upgrades and building systems planning.
- Modest renter concentration favors attainable, well‑maintained product with renewal focus.
- Limited local amenities increase the importance of onsite quality and convenience.
- Projected 3‑mile population and household growth can expand the renter pool over time.
- Risk: below‑national occupancy profile may require concessions and active leasing management.