| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 33rd | Poor |
| Demographics | 12th | Poor |
| Amenities | 43rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3650 N Broadway Ave, Tyler, TX, 75702, US |
| Region / Metro | Tyler |
| Year of Construction | 2011 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3650 N Broadway Ave, Tyler TX Multifamily Investment
2011-vintage, 96-unit asset positioned against an older local stock suggests competitive appeal and operational durability, according to WDSuite’s CRE market data. Neighborhood occupancy has trended upward and household growth within three miles supports depth of the renter base.
The property’s 2011 construction stands newer than the neighborhood’s average vintage (1984), indicating fewer near-term system overhauls and stronger curb appeal relative to older inventory. For investors, that positioning can support leasing velocity and reduce immediate capital planning, while still allowing targeted upgrades for rent-step potential.
Local dynamics are mixed but serviceable for workforce housing. Grocery access is competitive among Tyler neighborhoods (ranked 14 of 78), parks are similarly strong (7 of 78), and childcare density is favorable (13 of 78), while cafes and pharmacies are limited. Median school ratings in the neighborhood trail metro and national norms, which may moderate appeal for some family renters and should be reflected in unit mix, amenities, and pricing strategy.
Within a 3-mile radius, population expanded over the last five years and is projected to continue growing through 2028, with households increasing at a faster clip than population — signaling smaller average household sizes and a broader renter pool. Median incomes have risen meaningfully and are forecast to improve further, supporting rent growth headroom and lease retention. Median contract rents in the neighborhood remain below national levels and have increased over the past five years, a combination that favors attainable positioning and steady absorption.
Tenure patterns point to a balanced demand environment: approximately 39% of housing units are renter-occupied in the 3-mile area. That renter concentration indicates a sizable tenant base without excessive dependence on transient demand. Home values in the neighborhood are on the lower end nationally, which can create some competition from ownership; however, this also supports attainable-rent strategies and can aid retention when paired with modest rent-to-income levels and thoughtful lease management based on commercial real estate analysis from WDSuite.
Safety indicators sit near the middle of the pack regionally and slightly below the national median. The neighborhood’s crime rank is 29 out of 78 within the Tyler metro (lower ranks indicate higher crime), placing it competitive with some peer areas but not among the safest. Nationally, safety sits around the mid-range.
Trend signals are constructive: estimated one-year property offenses declined materially and violent offenses also decreased, according to WDSuite’s CRE market data. For investors, this pattern suggests improving conditions, though ongoing monitoring and standard security measures remain prudent.
Regional employment access is diversified, with distribution and logistics playing a supporting role for workforce renters. The following nearby employer anchors commuting patterns and can contribute to tenant stability.
- Sysco — food distribution (34.4 miles)
This 96‑unit, 2011‑built community is competitively positioned versus an older neighborhood stock, supporting leasing and limiting near‑term capital exposure. Neighborhood occupancy has trended upward, and within a 3‑mile radius both population and household counts are projected to grow, pointing to a larger tenant base and sustained demand. Median contract rents remain attainable relative to national levels, giving room for thoughtful renovations to capture incremental rent without overextending affordability.
Home values are relatively low in the immediate area, which can introduce ownership competition, but also supports retention for well‑managed, quality rentals. School ratings underperform, and neighborhood safety is mid‑range with improving trends. On balance, the asset’s newer vintage, attainable positioning, and demand growth support a durable hold thesis, according to CRE market data from WDSuite.
- 2011 vintage offers competitive positioning versus older local stock and reduces near‑term capex risk
- Growing 3‑mile population and households expand the renter pool, supporting occupancy stability
- Attainable neighborhood rents create room for value‑add upgrades and pricing power management
- Improving crime trends and responsible operations can support retention, but continued monitoring is prudent
- Risk: lower home values may compete with renting; align amenities and pricing to sustain demand