| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Fair |
| Demographics | 48th | Good |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 225 Londonderry Dr, Waco, TX, 76712, US |
| Region / Metro | Waco |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | 2009-01-09 |
| Transaction Price | $1,250,000 |
| Buyer | HUNTERWOOD WACO LLC |
| Seller | LG HUNTERWOOD LLC |
225 Londonderry Dr Waco Multifamily Investment
Positioned in Waco’s inner-suburban corridor, the asset leans on steady renter demand and approachable rent-to-income dynamics, according to WDSuite’s CRE market data. Expect practical cash-flow management with upside from targeted renovations and operational improvements.
Located in an Inner Suburb of Waco, the neighborhood carries an A- rating and performs competitively across daily-needs access. Grocery, park, pharmacy, and restaurant density rank in the top quartile among 92 metro neighborhoods, supporting convenience for residents and reducing friction for day-to-day living. By contrast, cafes and childcare options are limited, which may modestly affect lifestyle appeal for some renters.
Rents sit around the local middle with a rent-to-income ratio near 0.14, suggesting manageable affordability that can support retention and measured pricing power. Median home values are elevated for the area but not extreme, which can introduce some competition from entry-level ownership; however, the rental value proposition remains viable for households prioritizing flexibility.
Within a 3-mile radius, demographics show population growth over the past five years and a larger increase in households, indicating smaller average household sizes and a widening tenant base. Forward-looking projections point to additional population and household expansion, which can support occupancy stability and leasing velocity for well-managed assets.
The neighborhood’s renter-occupied share indicates a meaningful base of multifamily users at both the neighborhood level and within the 3-mile radius (where renter-occupied housing units account for roughly half of stock). For investors, this depth helps sustain leasing funnels and supports renewal strategies, especially for well-maintained, functionally sized units.
Vintage context matters: the property was built in 1985, slightly newer than the neighborhood’s average construction year (1981). That positioning can be competitive versus older stock, while still warranting capital planning for aging systems and selective modernization to capture value-add upside.
Safety indicators are mixed. Overall crime levels sit near the national middle, with violent incidents higher than many U.S. neighborhoods but property-related offenses closer to midrange. Recent year-over-year trends show meaningful declines in both violent and property offense rates, a constructive signal for operating stability if those improvements persist.
At the metro level, the area aligns roughly with Waco’s central band rather than its most or least secure clusters. Investors should underwrite standard security measures and resident quality-of-life enhancements, while monitoring continued trend improvement as part of ongoing asset management.
This 20-unit, 1985-vintage asset offers functional unit sizes for workforce renters in an Inner Suburb setting that scores well on daily-needs access. Within 3 miles, recent population growth and a faster rise in household counts point to a growing renter pool, which can support occupancy and renewals. Neighborhood affordability appears manageable (rent-to-income near mid-market), and, according to CRE market data from WDSuite, the submarket’s location fundamentals—strong for grocery, parks, pharmacies, and restaurants—support day-to-day livability.
Operationally, underwriting should account for softer neighborhood occupancy relative to national norms and mixed safety signals, balanced by improving crime trends and a sizeable renter-occupied presence within the 3-mile radius. The 1985 vintage suggests competitive standing versus older stock, with value-add opportunity through systems updates and targeted interior refreshes to drive retention and support rent positioning.
- Inner Suburb location with top-quartile access to daily needs (grocery, parks, pharmacies, restaurants) that supports renter convenience
- 3-mile radius shows population and household growth, expanding the tenant base and supporting occupancy
- Manageable rent-to-income dynamics provide a platform for retention and measured pricing power
- 1985 vintage offers value-add potential via system upgrades and selective interior modernization
- Risks: below-national occupancy in the neighborhood, limited cafes/childcare options, and a mixed but improving safety profile