| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Fair |
| Demographics | 61st | Best |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2100 Wise St, Bridge City, TX, 77611, US |
| Region / Metro | Bridge City |
| Year of Construction | 1978 |
| Units | 40 |
| Transaction Date | 2019-03-14 |
| Transaction Price | $2,050,000 |
| Buyer | CLH Bridge City I, LLC |
| Seller | Hardin Development Co, LLC |
2100 Wise St Bridge City Multifamily Investment
Positioned in a rural, ownership-heavy pocket of Bridge City, this 40-unit asset offers income stability potential supported by strong household incomes and low rent-to-income levels, according to WDSuite’s CRE market data. The investment case centers on durable renter affordability and value-add upside rather than outsized lease-up velocity.
Bridge City’s neighborhood cluster ranks in the top quartile among 139 metro neighborhoods in Beaumont–Port Arthur, indicating competitive fundamentals despite a rural profile. Amenity density is modest and skewed toward essentials like pharmacies, while cafes and parks are limited; investors should underwrite around car-dependent living and prioritize on-site conveniences.
The average construction year in the surrounding neighborhood is 1989. With a 1978 vintage, the property is older than nearby stock, pointing to capital planning needs and practical value-add opportunities (systems, interiors, and curb appeal) to strengthen competitive positioning against newer inventory.
Neighborhood occupancy is below national norms and has softened over the past five years, suggesting a need for disciplined leasing and renewal strategies. At the same time, renter-occupied housing represents a smaller share of units locally, which can mean a thinner tenant base but also less direct multifamily competition; underwriting should focus on targeted demand capture and resident retention.
Within a 3-mile radius, demographics show population roughly flat with a modest increase in households, and projections call for more households alongside smaller household sizes over the next five years. That pattern typically supports a larger tenant base for appropriately sized units and can aid occupancy stability when paired with pragmatic pricing and amenities.
Home values in the area are lower than many national markets, creating a more accessible ownership landscape. For investors, this can translate into some competition from for-sale alternatives, but the neighborhood’s strong household incomes and low rent-to-income ratios support lease retention and prudent pricing power when the value proposition is clear.
Relative to the Beaumont–Port Arthur metro, this neighborhood ranks favorably on safety, landing in the top quartile among 139 neighborhoods and testing above the national median, based on WDSuite’s comparative indicators. Property-related offense measures sit in a high national safety percentile, while violent offense metrics are also above average nationally.
Recent year-over-year trends indicate some volatility in violent offense measures even as overall standing remains comparatively strong. Investors should incorporate standard safety-focused operating practices and resident engagement, while recognizing the neighborhood’s broader position as safer than many peers in both metro and national contexts.
This 40-unit, 1978-vintage community in Bridge City aligns with a value-oriented thesis: a rural, ownership-heavy submarket with modest amenity density but competitive safety positioning, solid household incomes, and low rent-to-income ratios that support retention. According to commercial real estate analysis from WDSuite, neighborhood occupancy trails national levels, so performance hinges on targeted demand capture, practical renovations, and disciplined lease management rather than rapid rent growth assumptions.
The asset’s older vintage relative to nearby stock implies clear value-add angles—unit modernization, curb appeal, and selective systems upgrades—to improve competitive standing versus newer product. With households in the 3-mile radius expected to increase while average household size trends lower, the renter pool should gradually expand, supporting steady absorption for well-amenitized, appropriately priced units.
- Strong incomes and low rent-to-income levels support retention and measured pricing power.
- 1978 vintage offers value-add potential to close the gap with newer neighborhood stock.
- Household growth and smaller household sizes within 3 miles expand the prospective renter base.
- Competitive safety standing relative to metro and national benchmarks aids leasing.
- Risks: below-average neighborhood occupancy, car-dependent location, and potential competition from ownership options.