| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Fair |
| Demographics | 10th | Poor |
| Amenities | 27th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1725 Colcord Ave, Waco, TX, 76707, US |
| Region / Metro | Waco |
| Year of Construction | 2008 |
| Units | 57 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1725 Colcord Ave Waco, TX Multifamily Investment
Renter concentration in the immediate neighborhood supports a steady tenant base, and occupancy has been resilient near the high-80s, according to WDSuite’s CRE market data. With newer construction relative to nearby stock, the asset is positioned to compete on condition while targeting durable demand.
The area surrounding 1725 Colcord Ave sits within an Inner Suburb neighborhood of Waco rated C-. Relative to 92 metro neighborhoods, overall standing is below the metro median (rank 76 of 92), but local essentials are present: grocery access is a clear strength, ranking among the top quartile in the metro (rank 2 of 92) and strong versus national peers (94th percentile), while restaurant density is competitive. Café, park, childcare, and pharmacy counts are limited, which may reduce some lifestyle convenience and weighs on neighborhood quality.
The property’s 2008 vintage is materially newer than the neighborhood’s older housing stock (average construction year 1945). This age advantage typically supports leasing competitiveness versus legacy inventory and may moderate near-term capital expenditures; investors should still plan for mid-cycle system updates and potential repositioning to capture rent premiums.
Neighborhood occupancy is reported in the high-80% range and has softened modestly over five years, sitting below the metro median but within national mid-range levels. Median contract rents in the neighborhood benchmark on the lower side nationally, which can aid lease-up and retention but may temper near-term pricing power without value-add. The median rent-to-income ratio is also moderate, indicating manageable affordability pressure from an investor’s lease management perspective.
Tenure patterns indicate a meaningful renter presence: neighborhood renter-occupied share is above many Waco peers, pointing to a durable pool of prospective residents for a 57-unit community. Within a 3-mile radius, households have grown in recent years and are projected to expand further, with forecasts indicating a sizable increase in households and notable gains in incomes by 2028. This trajectory suggests a larger tenant base and potential support for occupancy stability and measured rent growth over the medium term based on CRE market data from WDSuite.
School ratings in the neighborhood read weak on average, which can be a consideration for family-oriented leasing strategies. Home values remain lower than national norms, which can introduce some competition from ownership alternatives; however, in practice, elevated mortgage costs in broader markets and the convenience of professionally managed housing often sustain multifamily demand. Investors should calibrate finish levels and pricing to target workforce and cost-conscious renters who value value, condition, and proximity to daily needs.
Safety indicators show mixed signals when viewed across geographies. Within the Waco metro, this neighborhood’s rank (10 out of 92, where lower ranks indicate more crime) places it below the metro median on safety, suggesting investors should budget for standard security and lighting best practices. Nationally, however, the neighborhood compares better than many areas, landing above average on overall safety measures (around the 70th percentile).
Recent trend data is directionally positive: estimated property and violent offense rates have declined markedly year over year, placing those improvements in the stronger tiers nationally. While neighborhood conditions can vary by block, the broader trend supports incremental improvement, and owners can further reinforce perceptions through visible maintenance, access control, and community engagement.
1725 Colcord Ave offers a newer-construction profile (built 2008) relative to the area’s older housing base, creating a competitive position on condition for a 57-unit asset with smaller average unit sizes. Neighborhood occupancy has held in the high-80s and the renter pool is meaningful locally, while 3-mile forecasts point to continued household growth and rising incomes that support tenant demand and leasing stability. According to CRE market data from WDSuite, local rents benchmark below national norms, which can aid retention and provide a runway for value-add strategies calibrated to workforce demand.
Key considerations include limited lifestyle amenities in the immediate neighborhood, a below-metro safety rank, and school quality that may constrain appeal to some household types. Even so, strong grocery access, steady renter demand, and a relative age advantage versus legacy stock create a practical platform for operational execution and selective upgrades.
- 2008 vintage out-positions older neighborhood stock, supporting leasing competitiveness and moderating near-term capex needs.
- Renter-occupied presence locally and projected household growth within 3 miles expand the tenant base and support occupancy stability.
- Below-national rent benchmarks enable retention and measured value-add rent capture with thoughtful upgrades.
- Strong grocery access offsets thinner café/park/childcare options, anchoring daily needs convenience.
- Risks: below-metro safety rank, softening occupancy trend, and weaker school ratings warrant prudent security, amenity, and marketing strategies.