| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Fair |
| Demographics | 25th | Fair |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3700 McDonald Rd, Tyler, TX, 75701, US |
| Region / Metro | Tyler |
| Year of Construction | 1984 |
| Units | 120 |
| Transaction Date | 2023-08-15 |
| Transaction Price | $13,027,350 |
| Buyer | SCM RE TYLER II LLC |
| Seller | 3700 MCDONALD LLC |
3700 McDonald Rd Tyler Multifamily Investment Opportunity
Neighborhood renter demand is supported by essential retail access and income levels that keep rent-to-income manageable, according to WDSuite’s CRE market data. Focused operations and value-add can help capture stability as the area’s tenant base expands.
This Inner Suburb location in Tyler balances daily convenience with measured growth signals for multifamily. Grocery and pharmacy access rank in the top quartile among 78 metro neighborhoods, while restaurants are also competitive; by contrast, parks, cafes, and childcare options are limited, reflecting a serviceable but not amenity-rich setting for residents.
The neighborhood’s average construction year is 1989; the subject was built in 1984, placing it slightly older than local stock and pointing to potential capital expenditure needs and value-add upside to remain competitive against newer properties.
Unit tenure patterns indicate meaningful renter-occupied housing at the neighborhood level, supporting depth of the tenant base and leasing velocity. At the same time, the area’s neighborhood occupancy rate trails the metro median (ranked 47 of 78), so asset performance is likely to hinge on hands-on leasing and retention management rather than market lift alone.
Within a 3-mile radius, recent population and household gains, alongside a projected increase in households, point to a gradually expanding renter pool that can support occupancy stability. Median home values remain relatively accessible for the metro, which can increase competition from ownership options, but median incomes and a modest rent-to-income profile help sustain renter reliance on professionally managed apartments.
Safety indicators are mixed in comparative context. Within the Tyler metro, the neighborhood’s crime position ranks 14 out of 78 neighborhoods, a placement that signals higher incident levels than many local peers. Nationally, the area trends closer to the middle of the pack, with violent offenses around the national midpoint and property offenses somewhat weaker by comparison.
Recent directionality is constructive: year-over-year estimates indicate notable declines in both violent and property offenses, suggesting improving momentum. Investors should still budget for on-site measures and resident engagement to support retention and leasing, while monitoring whether the downward trend persists.
Regional employment is anchored by distribution and corporate services that broaden the renter base, with commuting supported by highway access. The nearby listing reflects employers that can contribute to steady tenant demand.
- Sysco — food distribution (31.9 miles)
3700 McDonald Rd offers a 120-unit footprint in an Inner Suburb location where essential retail access and an expanding 3-mile renter pool underpin demand. Built in 1984, the asset is slightly older than nearby stock, positioning it for targeted renovations and operational enhancements to compete with newer properties. Neighborhood occupancy trails the metro median, so returns are likely to depend on execution—leasing discipline, resident retention, and selective capital programs—rather than broad market lift.
Home values in the area are relatively accessible, which can introduce competition from ownership; however, incomes and rent-to-income levels support renter stability and pricing management at attainable rents. According to CRE market data from WDSuite, grocery and pharmacy access rank among the metro’s stronger concentrations, while limited parks and cafes imply an operations-led strategy that emphasizes property-level amenities and service.
- Expanding 3-mile renter pool supports occupancy stability with disciplined leasing
- 1984 vintage offers value-add and CapEx pathways to outperform newer comps
- Strong essential retail access (groceries, pharmacies) underpins daily convenience
- Manageable rent-to-income profile supports retention and pricing at attainable levels
- Risks: below-metro neighborhood occupancy, lean park/cafe amenities, and crime positioning require active management