| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Best |
| Demographics | 28th | Fair |
| Amenities | 29th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 901 S Adams St, Carthage, TX, 75633, US |
| Region / Metro | Carthage |
| Year of Construction | 1985 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
901 S Adams St, Carthage TX Multifamily Investment
Neighborhood renter concentration is strong and ownership costs run high relative to local incomes, according to WDSuite’s CRE market data, supporting steady tenant demand even as overall neighborhood occupancy trends are mixed.
Rated A and ranked 3rd of 16 neighborhoods in the Panola County metro, this suburban location sits in the top quartile among metro neighborhoods. For investors, that positioning signals resilient local fundamentals relative to nearby submarkets.
Construction year is 1985, slightly newer than the neighborhood’s average vintage. That gives the asset a competitive edge versus older stock while still warranting prudent capital planning for aging systems and targeted renovations to support leasing and retention.
Neighborhood renter-occupied housing share is elevated (ranked 1st of 16 and high nationally), indicating a deep tenant base for multifamily. By contrast, neighborhood occupancy is 80.6%, which is below national norms; investors should underwrite toward active leasing management and asset-level differentiation to capture share within this renter-heavy submarket.
Local amenities skew toward essentials rather than lifestyle: grocery access is comparatively strong within the metro, while cafes, parks, and pharmacies are limited. Restaurant density sits near the metro middle. In practice, this supports daily convenience but offers fewer walkable attractions, a typical profile for suburban East Texas. Home values are modest by national standards, yet ownership appears relatively expensive versus area incomes, a combination that tends to reinforce renter reliance on multifamily housing and can support pricing power when managed thoughtfully as part of disciplined commercial real estate analysis.
Comparable safety benchmarks for this neighborhood are not available in WDSuite’s dataset. Investors commonly contextualize risk using city and county trends, property-level security features, and management practices rather than block-level assumptions. As always, evaluate multiple sources and recent trend data when underwriting.
- Sysco — foodservice distribution (29.2 miles)
The investment case centers on a renter-heavy neighborhood profile, relative competitiveness for a 1985 vintage, and ownership costs that appear high versus local incomes. Together these factors point to a stable tenant base with potential to improve occupancy and retention through targeted upgrades and disciplined operations. According to CRE market data from WDSuite, the neighborhood’s overall occupancy trend is softer than national norms, so execution will matter.
Amenity access prioritizes essentials over lifestyle, which fits workforce housing demand patterns in small Texas metros. Underwriting should emphasize value-oriented finishes, durable operations, and leasing programs tailored to a price-sensitive renter pool.
- Strong renter concentration supports a deep tenant base
- 1985 vintage offers competitive positioning with targeted renovation upside
- Ownership costs elevated relative to local incomes reinforce reliance on rentals
- Essentials-oriented amenities align with workforce demand and cost control
- Risk: neighborhood occupancy trails national norms; requires active leasing and asset differentiation