| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Good |
| Demographics | 58th | Good |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1625 Sunset Dr, San Angelo, TX, 76904, US |
| Region / Metro | San Angelo |
| Year of Construction | 1999 |
| Units | 80 |
| Transaction Date | 2015-08-27 |
| Transaction Price | $4,605,000 |
| Buyer | SA BENT TREE APARTMENTS LP |
| Seller | SAN ANGELO BENT TREE APARTMENTS LP |
1625 Sunset Dr San Angelo Multifamily with Durable Renter Base
Positioned in an inner-suburban pocket of San Angelo, the asset benefits from a high neighborhood renter concentration and everyday conveniences, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb location with an A- neighborhood rating and ranks 10 out of 36 metro neighborhoods, making it competitive among San Angelo neighborhoods. Local livability is driven by everyday retail and services: grocery access scores well (nationally high percentile) and cafés and restaurants are present, while parks and pharmacies are limited within the immediate area. That mix supports routine needs and lends itself to workforce housing demand.
At the neighborhood level, multifamily occupancy is measured for the neighborhood at 84.3% and sits below the metro median (rank 25 of 36; lower national percentile), suggesting some lease-up and retention variability. Balancing that, the share of housing units that are renter-occupied is high at 62.6% (rank 2 of 36; top national percentile), indicating a deep tenant base that typically supports steady leasing even when turnover ticks up.
Rents trend in the middle-market range locally (national percentile near 60%), and the neighborhood rent-to-income ratio of 0.22 points to relatively manageable renter affordability, which can aid renewal rates and reduce concession pressure. Median home values sit around mid-pack nationally, and the value-to-income ratio is low, meaning the ownership market is more accessible than in many metros; investors should underwrite with awareness that single-family alternatives can modestly temper pricing power.
Construction in the immediate area skews slightly older on average, and this asset’s 1999 vintage positions it newer than the neighborhood norm of 1990. That tends to enhance competitive standing versus older stock while still leaving room for selective modernization of aging systems or common areas to bolster rent positioning. Within a 3-mile radius, population and households have grown in recent years and are projected to continue increasing, expanding the renter pool and supporting occupancy stability over the medium term, based on CRE market data from WDSuite.
Safety indicators are mixed. Within the San Angelo metro, the neighborhood’s crime rank is 8 out of 36, placing it below the metro median and signaling comparatively higher crime than many nearby neighborhoods. Nationally, the area trends around mid-range to modestly better, and recent year-over-year data shows notable declines in both property and violent offenses, suggesting improving conditions over the past year. As always, investors should evaluate security measures, lighting, and management practices as part of asset-level risk management.
This 80-unit, 1999-built community in San Angelo’s inner suburbs aligns with middle-market renter demand: neighborhood rents are moderate and the rent-to-income ratio is comfortable, which can support renewal rates. A high share of renter-occupied housing at the neighborhood level underpins depth of the tenant base, while café and grocery access provide daily convenience. According to CRE market data from WDSuite, neighborhood occupancy runs below the metro median, so active leasing and renewal management should be part of the plan, but demographic growth within a 3-mile radius and the asset’s slightly newer vintage provide a constructive backdrop.
Investor positioning is strongest with an affordability-focused strategy and targeted value-add: average unit sizes are efficient, and selective modernization can enhance competitiveness versus older local stock. Underwrite with attention to ownership alternatives and neighborhood safety variability, but recognize the demand support from a sizable renter cohort and steady 3-mile population and household growth.
- High renter-occupied share locally supports tenant base depth and leasing stability.
- 1999 vintage offers relative competitiveness with scope for targeted upgrades to lift rents.
- Middle-market rent positioning and a low rent-to-income ratio aid renewals and pricing resilience.
- 3-mile population and household growth indicate ongoing renter pool expansion.
- Risks: neighborhood occupancy below metro median and safety variability; monitor leasing, renewals, and site security.