| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Good |
| Demographics | 61st | Best |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13491 County Road 472, Lindale, TX, 75771, US |
| Region / Metro | Lindale |
| Year of Construction | 1983 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13491 County Road 472 Lindale, TX Multifamily Investment
Located in an A-rated neighborhood within the Tyler metro, this 42-unit asset benefits from steady renter demand and family-oriented fundamentals, according to WDSuite’s CRE market data. Neighborhood occupancy trends are competitive within the metro, with pricing supported by a low rent-to-income profile that can aid lease retention.
The property sits in a rural-feel pocket of the Tyler, TX region with an A neighborhood rating (ranked 9 out of 78 in the metro, placing it in the top quartile among Tyler neighborhoods). Local livability is underscored by schools that sit at the top of the metro and in the top percentile nationally for average ratings, which helps support family renter appeal and longer tenancy horizons.
Amenities are distributed rather than dense, typical for rural-suburban settings: groceries, parks, and pharmacies register above many U.S. neighborhoods by national percentiles, while cafes and restaurants are more moderate. For multifamily, this mix supports daily needs without large urban premiums, reinforcing a value proposition for residents who prioritize space and schools.
Neighborhood occupancy is competitive among Tyler neighborhoods (ranked 31 of 78) but sits below many national submarkets, suggesting a leasing environment where product quality and management execution matter. Median contract rents in the neighborhood track near national mid-range percentiles, and the rent-to-income ratio is favorable, which can support retention while still allowing measured rent growth as units are improved.
Construction within the neighborhood skews late-1980s on average. With a 1983 vintage, this asset is slightly older than the neighborhood norm, pointing to potential value-add through selective renovations and capital planning (systems, interiors, and curb appeal) to improve competitive positioning. Tenure patterns show a renter-occupied share around one-fifth of housing units; while that indicates a more owner-leaning area, it also implies stable multifamily demand anchored by households that prefer professionally managed rentals. Demographic statistics aggregated within a 3-mile radius indicate recent population and household growth with projections for additional household expansion and smaller average household size, a combination that can widen the renter pool and support occupancy stability over time based on commercial real estate analysis from WDSuite.
Neighborhood safety indicators compare favorably to many U.S. neighborhoods, with national percentiles indicating stronger-than-average conditions. Recent data also show year-over-year declines in both property and violent offense rates, pointing to an improving trend rather than a deterioration. As always, investors should underwrite with submarket-level comps and property-specific history, but the broader neighborhood trendline provides a constructive backdrop.
Regional employers accessible by highway help support workforce housing dynamics and leasing stability. Notable nearby corporate offices include Sysco and State Farm Insurance.
- Sysco — foodservice distribution (39.8 miles)
- State Farm Insurance — insurance services (43.1 miles)
This 42-unit, 1983-vintage property pairs family-friendly neighborhood fundamentals with a manageable value-add story. The Tyler metro location offers an A-rated neighborhood with top-tier school performance and a rent-to-income profile that supports tenant retention. Neighborhood occupancy is competitive locally, and demographic statistics within a 3-mile radius point to recent population and household growth with projections for additional household expansion and smaller household sizes — dynamics that can broaden the renter base and support stabilized leasing. Based on CRE market data from WDSuite, local rent levels sit near national mid-range percentiles, suggesting room for operational improvement and targeted renovation to enhance pricing power without overreliance on aggressive rent assumptions.
Being slightly older than the neighborhood average (late-1980s), the 1983 construction year implies selective CapEx — interiors, common areas, and building systems — could drive returns through renovation upside and improved competitive positioning. Investors should note the area’s more owner-leaning tenure and a rural setting with dispersed employers, which places a premium on asset quality, management, and leasing execution.
- A-rated neighborhood with top-percentile schools supports family renter demand and lease stability.
- Competitive local occupancy and favorable rent-to-income profile aid retention and measured rent growth.
- 1983 vintage offers value-add potential via targeted renovations and systems upgrades.
- 3-mile demographics show recent growth and projected household expansion, supporting a larger renter pool.
- Risks: owner-leaning tenure and rural setting with dispersed employers require disciplined underwriting and strong management.