| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Best |
| Demographics | 54th | Best |
| Amenities | 26th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2108 N Edwards Ave, Mount Pleasant, TX, 75455, US |
| Region / Metro | Mount Pleasant |
| Year of Construction | 2004 |
| Units | 20 |
| Transaction Date | 2018-12-28 |
| Transaction Price | $942,500 |
| Buyer | BEBL PROPERTIES LLC |
| Seller | NORTH EDWARDS HEIGHTS APARTMENTS LLC |
2108 N Edwards Ave, Mount Pleasant Multifamily Investment
Neighborhood occupancy is exceptionally firm, supporting stable leasing dynamics for a 2004-vintage, 20-unit asset, according to WDSuite’s CRE market data.
This rural Mount Pleasant neighborhood is competitive among Mount Pleasant, TX neighborhoods (ranked 3rd of 22 with an A rating), with measured strengths in occupancy stability and overall livability. Neighborhood occupancy ranks 1st of 22 and sits in the top percentile nationally, a constructive signal for sustaining rent rolls and minimizing downtime relative to broader CRE cycles.
Amenity access is modest locally, though grocery and park access rank 3rd of 22 in the metro and trend around the mid-to-upper national percentiles, while cafes and pharmacies are sparse. Average school ratings are slightly above national norms (61st percentile), which can aid long-term renter retention for family-oriented households.
Tenure patterns vary by geography: the immediate neighborhood shows a lower renter concentration, but within a 3-mile radius roughly half of housing units are renter-occupied. For investors, this points to a meaningful broader renter pool even if the block-level mix is more ownership-skewed. Paired with the neighborhood’s top-ranked occupancy, this mix supports depth of demand and potential lease stability.
Home values in the neighborhood sit near the middle of the national distribution, and the value-to-income ratio trends on the more accessible side for ownership. For multifamily owners, that can introduce some competition from entry-level ownership; however, it also supports resident mobility and potential move-up dynamics. In a rural submarket where amenities are more distributed, these fundamentals—and the strong occupancy trend highlighted by WDSuite’s multifamily property research—are the clearer drivers of performance.
Neighborhood-level crime benchmarks are not available in this dataset for Mount Pleasant, TX. Investors typically compare multi-year trends against metro and national references to contextualize leasing risk, tenant retention, and insurance planning; where data is available, using consistent time windows and geography helps avoid block-level overreach.
Given the absence of verified local crime rankings here, a prudent approach is to incorporate third-party trend series and insurer loss history alongside WDSuite’s market context to triangulate safety considerations without relying on anecdotal signals.
Built in 2004, the property is relatively newer than the neighborhood average and should compete well against older stock, while still benefiting from light modernization to enhance positioning. The immediate neighborhood posts top-ranked occupancy within the Mount Pleasant metro, a constructive backdrop for maintaining collections and reducing turnover. Within a 3-mile radius, population is projected to grow with a notable increase in households and a smaller average household size—factors that typically expand the renter pool and support occupancy stability. According to CRE market data from WDSuite, the neighborhood’s overall standing is competitive locally with nationally average-to-above-average indicators where they matter most for leasing.
Counterpoints to underwrite include a more ownership-skewed tenure in the immediate area and a high-cost-of-ownership profile that is relatively accessible by national standards, which can create some competition with entry-level ownership. Local amenities are thinner than urban cores, so asset-specific features and management execution may carry outsized weight in retention and pricing power.
- 2004 vintage offers competitive positioning with potential value-add through targeted upgrades
- Top-ranked neighborhood occupancy in the metro supports leasing stability
- 3-mile radius outlook points to renter pool expansion via household growth and smaller household sizes
- Balanced home values suggest steady mobility dynamics but some competition from ownership
- Risk: thinner amenity density and ownership-skewed immediate area may require stronger asset-level amenities and management