| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 31st | Fair |
| Demographics | 22nd | Poor |
| Amenities | 20th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2100 Vogel St, Abilene, TX, 79603, US |
| Region / Metro | Abilene |
| Year of Construction | 1984 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2100 Vogel St Abilene Multifamily Value-Add Opportunity
Neighborhood occupancy is moderate but improving, and a relatively high share of renter-occupied units points to a stable tenant base, according to WDSuite’s CRE market data. With attainable rents in this part of Abilene, the asset’s positioning favors steady leasing over headline rent growth.
Located in an inner-suburban pocket of Abilene, the property sits in a neighborhood with grocery access that is competitive among Abilene neighborhoods (ranked 16 out of 67), while lifestyle conveniences like cafes, parks, and pharmacies are thinner. For investors, that mix supports daily needs but suggests limited amenity-driven rent premiums.
Neighborhood occupancy is in the low-80s and has trended higher over the past five years, pointing to directional improvement rather than tight conditions. Median contract rents in the neighborhood sit well below national norms (national percentile roughly the upper-20s), which supports demand depth but may temper near-term pricing power. The neighborhood’s rent-to-income profile is manageable, which can aid retention and reduce turnover risk.
Renter concentration is elevated for the area, with an above-metro share of housing units that are renter-occupied (top quintile nationally). That indicates a broader tenant pool and supports stabilized occupancy for multifamily assets. Construction in the surrounding housing stock skews older than average, and this 1984 vintage positions the property as relatively newer versus much of the neighborhood—competitive against older stock while still warranting targeted modernization planning.
Within a 3-mile radius, demographics show a largely stable population with a modest near-term dip and a growing mix of higher-income households over time. Household counts are expected to edge up alongside smaller average household sizes, which can expand the renter pool and support leasing stability even if overall population growth is muted. School quality measures trail national benchmarks, so family-oriented leasing may lean more on unit features and value positioning.
Safety indicators are mixed in this neighborhood. Overall crime compares slightly better than the national midpoint (around the 55th percentile nationwide), while violent offense metrics sit below national safety norms. Within the Abilene metro, the neighborhood places in the lower half of the 67-neighborhood set, indicating conditions that warrant prudent on-site security and lighting strategies.
Recent trend data is constructive: both property and violent offense rates have declined materially over the past year, placing those improvements in the upper tiers nationally. For investors, improving momentum reduces downside risk, but ongoing monitoring and resident engagement remain important to sustain these gains.
This 36-unit asset built in 1984 offers relative competitiveness versus older neighborhood stock and benefits from an elevated share of renter-occupied housing in the area. Attainable neighborhood rents and a manageable rent-to-income profile support retention and occupancy stability, while incremental neighborhood occupancy gains point to gradual strengthening rather than late-cycle tightness. According to CRE market data from WDSuite, the surrounding submarket’s fundamentals favor steady cash flow positioning over outsized rent growth assumptions.
Average unit sizes here are notably large for workforce housing, which can differentiate the property on livability and support leasing even as amenity density nearby is modest. Key risks include softer school ratings, thinner lifestyle amenities, and mixed safety standing within the metro; targeted capital improvements, resident services, and thoughtful marketing can mitigate these factors and enhance value.
- 1984 vintage offers competitive positioning versus older neighborhood stock with clear modernization upside
- Elevated renter-occupied share supports a wider tenant base and occupancy stability
- Attainable neighborhood rents and manageable rent-to-income dynamics aid retention
- Large average unit sizes provide leasing differentiation where amenity density is modest
- Risks: mixed safety relative to metro, weaker school ratings, and limited amenity drivers; address via targeted capex and operations