| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 32nd | Fair |
| Demographics | 30th | Fair |
| Amenities | 15th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 329 Marcus St, Timpson, TX, 75975, US |
| Region / Metro | Timpson |
| Year of Construction | 1991 |
| Units | 29 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
329 Marcus St Timpson TX Multifamily Investment
Rural Shelby County location with renter demand supported by moderate rent-to-income levels and a stable tenant base, according to WDSuite’s CRE market data. Neighborhood occupancy is measured for the area, not this property, and points to careful lease-up and retention planning.
Timpson is a rural neighborhood within Shelby County where day-to-day convenience is limited, but essential services are present. Pharmacy access is competitive among Shelby County neighborhoods (ranked 2 out of 17), while cafes, parks, and grocery density are sparse. For families, local schools average 3.0 out of 5 and are top quartile among 17 metro neighborhoods and above the national median, which can support resident satisfaction and retention.
Rents in the neighborhood remain low by national standards, with five-year rent growth outpacing many rural areas, based on CRE market data from WDSuite. The neighborhood’s renter-occupied share is top quartile among 17 local neighborhoods, indicating a deeper tenant base than is typical for rural markets; this supports ongoing demand for multifamily units and leasing durability.
Neighborhood occupancy is 77.5% (neighborhood metric), which is below the metro median and suggests investors should underwrite to measured lease-up velocity and active renewal management. Within a 3-mile radius, modest population growth and rising household incomes point to a gradually expanding renter pool and improved rent collections over time. Larger average household sizes locally may favor functional two-bedroom formats or flexible layouts.
Home values are relatively low for the region, which can create some competition with ownership options. At the same time, low rent-to-income ratios indicate manageable affordability pressure, which can aid lease retention and support occupancy stability in a value-focused offering.
Comparable neighborhood crime data were not available in WDSuite for this area. Investors typically benchmark against county and state trends and incorporate on-the-ground diligence. Interpreting available safety context is best done comparatively (neighborhood vs. region) and over time rather than relying on single-year snapshots.
Regional employment is anchored by distribution and corporate services accessible by highway. Proximity to these employers can support workforce housing demand and leasing stability for residents commuting to larger job centers, including Sysco.
- Sysco — food distribution corporate offices (40.9 miles)
Built in 1991, the property is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while leaving room for targeted renovations to modernize interiors and systems. According to CRE market data from WDSuite, the surrounding neighborhood shows a renter-occupied share that is strong for a rural area and rents that remain nationally accessible, supporting lease retention and dependable collections.
Counterbalancing strengths, neighborhood occupancy (a neighborhood metric) sits below the metro median and local amenity density is limited, so investors should underwrite conservative lease-up and focus on value positioning. Within a 3-mile radius, modest population growth and rising household incomes expand the tenant base, while relatively low ownership costs may create competition that favors well-priced, well-managed units.
- 1991 vintage offers competitive positioning versus older local stock with value-add potential
- Renter-occupied concentration and accessible rents support demand depth and retention
- Modest population and income growth within 3 miles enlarge the tenant pool over time
- Risks: below-metro neighborhood occupancy and limited amenity density require conservative underwriting
- Competitive positioning relies on disciplined pricing, curb appeal, and targeted renovations