| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 26th | Poor |
| Demographics | 28th | Fair |
| Amenities | 19th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1805 W College Ave, Clarksville, TX, 75426, US |
| Region / Metro | Clarksville |
| Year of Construction | 1992 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1805 W College Ave, Clarksville TX Multifamily Investment
Local renter demand is relatively resilient and occupancy is competitive among Red River County neighborhoods, according to CRE market data from WDSuite, suggesting steady leasing conditions for a small-format asset.
The property sits in a Rural neighborhood within Red River County, where neighborhood fundamentals are mixed but stable. The area’s neighborhood rating is B-, and it ranks 8 out of 13 county neighborhoods—placing it near the metro median. Occupancy for the neighborhood is in the top quartile among 13 Red River County neighborhoods, though it tracks closer to the middle of the pack nationally, indicating locally steady absorption with more average performance versus nationwide benchmarks (based on WDSuite’s CRE market data).
Renter-occupied housing represents roughly 47% of units in the neighborhood (top quartile locally and above the national median by percentile), pointing to a meaningful tenant base for a 24-unit multifamily property. The rent-to-income ratio is modest at roughly 0.13, which can support lease retention and reduce affordability pressure, though pricing power may be limited compared with higher-cost metros.
Amenities are sparse in the immediate area—cafes, groceries, childcare, and parks score at the bottom of county ranks—so residents will likely rely on driving for most needs. A relative bright spot is pharmacy access, which ranks first among 13 neighborhoods and sits above the national median by percentile, signaling basic services within reach.
Local schools score below national norms by percentile, which can be a consideration for family-oriented leasing. Home values are low for owners in this neighborhood; in investment terms, the ownership market is more accessible than in larger metros, which can introduce competition with entry-level ownership. That backdrop makes renter retention and value-add positioning important to sustain occupancy and differentiate the asset.
Current neighborhood crime metrics are not available from WDSuite for this area. Investors typically benchmark neighborhood safety trends against county and regional patterns and review multi-year trajectories rather than block-level snapshots. A prudent approach is to pair third-party data with on-the-ground observations and leasing feedback to gauge resident sentiment and its potential impact on retention.
Employer proximity data with verified distances is not available for this address. Investors may wish to validate major commuting nodes and regional employment centers during diligence to assess how workforce access supports tenant retention and leasing stability.
Built in 1992, this 24-unit asset is newer than much of the local housing stock, offering a relative competitive edge versus older properties while still warranting targeted system updates or light renovations over a hold period. The neighborhood shows top-quartile occupancy locally and an above-median renter concentration, supporting a stable tenant base. According to CRE market data from WDSuite, rent burdens are modest, favoring retention, though that same affordability can temper near-term pricing power.
Given limited nearby amenities and low ownership costs in the area, the thesis centers on dependable occupancy, value-oriented positioning, and operational execution rather than outsized rent growth. Differentiation through upkeep, unit turns, and basic conveniences can help sustain leasing velocity in a car-dependent, rural context.
- Newer 1992 vintage versus older local stock, with light-update potential
- Top-quartile local occupancy and meaningful renter-occupied share underpin demand
- Modest rent-to-income supports retention; focus on steady cash flow over aggressive pushes
- Risk: sparse amenities and accessible ownership can weigh on rent growth; emphasize operations and asset quality