| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Good |
| Demographics | 46th | Good |
| Amenities | 43rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4917 Thistle Dr, Tyler, TX, 75703, US |
| Region / Metro | Tyler |
| Year of Construction | 1983 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4917 Thistle Dr, Tyler, TX Multifamily Investment
Positioned in an inner-suburban pocket of Tyler with steady renter demand drivers, this asset benefits from proximity to daily needs and a renter-occupied housing base in the surrounding neighborhood, according to WDSuite s CRE market data.
The surrounding neighborhood scores competitively within the Tyler metro (ranked 20 out of 78 neighborhoods with an A- rating), signaling balanced livability fundamentals that support multifamily leasing. Grocery access is a relative strength (ranked 8 of 78), and restaurants are dense for the metro (ranked 3 of 78), while parks, pharmacies, and cafes are limited locally. For investors, this mix points to everyday convenience but a car-oriented amenity pattern.
Rents in the neighborhood are moderate and have increased over the last five years, while home values have also advanced. With a value-to-income profile that sits in the higher range nationally (top quartile), the surrounding ownership market is comparatively high-cost relative to local incomes a backdrop that can sustain rental demand and support lease retention.
The local housing stock is similar in era to the broader area, and this property s 1983 construction is slightly older than the neighborhood average of 1986. That vintage positioning often benefits from targeted value-add and systems modernization to remain competitive against newer stock, especially as nearby product refreshes.
Tenure patterns indicate a meaningful share of renter-occupied housing units in the neighborhood (among the highest within the metro by rank), which speaks to depth of the tenant base and supports ongoing leasing activity. At the same time, the neighborhood s occupancy runs on the softer side versus other Tyler subareas (ranked 65 of 78), so underwriting should consider lease-up velocity and concessions strategy relative to nearby competitors.
Demographic indicators aggregated within a 3-mile radius point to population growth over the past five years with further increases in households projected, implying a larger tenant base ahead. Rising median incomes in the same radius also align with continued demand for quality rentals, reinforcing the case for durable occupancy provided product positioning and pricing remain aligned with local affordability.
Safety metrics are mixed relative to both the metro and national landscape. Within the Tyler metro, the neighborhood sits below the metro median by rank (34 out of 78 neighborhoods, where lower ranks indicate higher crime levels), while nationally it trends below the midpoint for overall safety. For investors, this suggests the importance of well-communicated security features and strong property management to support resident retention.
Recent momentum is constructive: estimated property crime has declined year over year (scoring in a stronger national improvement percentile), even as violent offense indicators remain below national medians. Monitoring trend continuity and comparing on-site measures with nearby communities can help maintain leasing stability.
Regional employment access includes corporate operations that broaden the commuter shed; nearby roles in food distribution can contribute to steady renter demand and lease retention for workforce households.
- Sysco food distribution corporate offices (33.3 miles)
This 96-unit, 1983-vintage asset offers a pragmatic value-add angle in an inner-suburban Tyler location with everyday convenience and a sizable renter-occupied housing base. According to CRE market data from WDSuite, nearby rents have risen over time while ownership costs remain comparatively high versus incomes, supporting reliance on multifamily and helping sustain occupancy when product is maintained and appropriately positioned.
Forward-looking demand drivers are constructive: within a 3-mile radius, population and households have grown and are projected to increase further, pointing to a larger tenant base and potential for pricing power at renewal. The main underwriting watchpoint is that the neighborhood s occupancy ranks in the softer cohort within Tyler, making asset differentiation and capital planning important to drive absorption and retention.
- Inner-suburban location with strong grocery and restaurant access supporting renter convenience
- 1983 vintage offers clear value-add and systems modernization opportunities versus newer stock
- High-cost ownership context relative to incomes reinforces depth of the renter pool
- 3-mile radius shows recent and projected growth in households, supporting future leasing demand
- Risk: neighborhood occupancy ranks on the softer side within Tyler, requiring focused leasing strategy and competitive amenities