| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Good |
| Demographics | 25th | Poor |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1708 Shadywood Ln, Mount Pleasant, TX, 75455, US |
| Region / Metro | Mount Pleasant |
| Year of Construction | 1981 |
| Units | 48 |
| Transaction Date | 2022-03-30 |
| Transaction Price | $3,606,300 |
| Buyer | SHADYWOOD APARTMENTS LLC |
| Seller | BLUE MARLIN INV PROPERTIES LLC |
1708 Shadywood Ln Mount Pleasant Multifamily Investment
Stable neighborhood fundamentals and a deep everyday-amenity base support renter demand and occupancy, according to WDSuite’s CRE market data. This 48‑unit asset benefits from a suburban location with steady leasing dynamics at the neighborhood level.
Mount Pleasant’s neighborhood around 1708 Shadywood Ln ranks 2nd among 22 metro neighborhoods (A rating), pointing to competitive location fundamentals for workforce multifamily. Amenities are a clear strength: grocery, restaurant, pharmacy, and park access all rank 1st of 22 locally and land in the upper tiers nationally, which supports daily convenience and leasing retention.
Neighborhood occupancy is strong and above the metro median (rank 5 of 22), reinforcing a base case for stable tenancy rather than frequent turnover. The share of housing units that are renter‑occupied sits at 31.8% (rank 4 of 22; nationally above average), indicating a meaningful—though not dominant—renter concentration that can support consistent multifamily demand.
Schools average roughly middle‑to‑above‑median performance for the area (rank 5 of 22; above the national median by percentile), which can help family‑oriented renters weigh tradeoffs on value and location. Everyday services and dining density outperform most of the metro, a practical advantage for resident satisfaction and lease adherence.
Affordability metrics are favorable for rent retention: the neighborhood’s rent‑to‑income ratio is comparatively low, which can reduce affordability pressure and support renewal rates. Median home values are lower than many U.S. markets, suggesting a more accessible ownership landscape; for multifamily investors, this can introduce some competition with entry‑level ownership but also supports value‑oriented renter segments. In WDSuite’s commercial real estate analysis, this positioning tends to temper pricing power but aids occupancy stability.
Demographic statistics aggregated within a 3‑mile radius show recent softness in population and households, but projections point to population growth and a notable increase in households over the next five years, implying a larger tenant base and potential renter pool expansion. Forecasts also suggest a modest shift toward ownership, so underwriting should account for steady demand with selective competition from for‑sale options.
Comparable safety benchmarking for this specific neighborhood is not available in the current WDSuite release. Without ranked or percentile crime metrics against the 22 metro neighborhoods, investors should rely on broader market diligence and trend comparisons at the city and county level. Use property‑level controls, lighting, and access management assumptions consistent with suburban East Texas assets when modeling operating risk.
The asset’s submarket shows durable location fundamentals: top‑ranked access to daily amenities, above‑median neighborhood occupancy, and a renter base sufficient to support stable leasing. According to CRE market data from WDSuite, affordability signals—particularly a low rent‑to‑income ratio—support renewal potential, while modest home values indicate some competitive tension with entry‑level ownership that should be reflected in pricing and unit‑finish strategy.
Within a 3‑mile radius, projections indicate population growth and a sizable increase in households over the next five years, pointing to renter pool expansion even as tenure may tilt slightly toward ownership. Combined with the neighborhood’s competitive rank locally, the long‑term thesis favors steady occupancy with measured rent growth driven by value positioning and operational execution.
- Above‑median neighborhood occupancy supports baseline stability
- Strong amenity access (grocery, dining, parks, pharmacies) aids retention
- Favorable rent‑to‑income dynamics bolster renewals and lease management
- Risks: accessible ownership options may temper pricing power; monitor local demand and concessions