| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Best |
| Demographics | 45th | Fair |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1810 S Fillmore St, San Angelo, TX, 76904, US |
| Region / Metro | San Angelo |
| Year of Construction | 1975 |
| Units | 46 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1810 S Fillmore St San Angelo Multifamily Investment
Positioned in an inner-suburban San Angelo neighborhood with a high renter concentration and dense daily-needs amenities, this 46-unit asset offers durable demand drivers and value-add potential, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb pocket of San Angelo rated A and ranked 3rd out of 36 neighborhoods in the metro — a top quartile location by WDSuite’s framework. Neighborhood amenities are a clear strength: grocery, park, and pharmacy access each rank 3rd of 36 locally, and the area is in the 90th percentile or better nationally for restaurants and parks. This concentration of daily services supports resident convenience and leasing velocity for workforce-oriented units.
Renter demand looks resilient. The neighborhood’s share of renter-occupied housing is high (66.2%), ranking 1st of 36 — a deep tenant base that typically supports occupancy stability across cycles. Neighborhood occupancy is around the national midpoint and has softened modestly over five years, so underwriting should assume steady operations rather than outsized gains.
Relative affordability underpins demand. Neighborhood-level rents track below national midpoints, while home values and the value-to-income ratio sit on the higher side locally (value-to-income ranks 1st of 36 and is high nationally). In practical terms, this is a high-cost ownership market for many households in the immediate area, which sustains reliance on multifamily rentals and can support lease retention.
Vintage matters for strategy. Built in 1975 versus a neighborhood average around the late 1970s, the asset is slightly older than nearby stock — a profile that often benefits from targeted capital plans (exteriors, unit interiors, systems) to drive rent lift and competitive positioning.
Within a 3-mile radius, demographics show a stable-to-improving backdrop for rentals: households have grown modestly in recent years and are projected to increase further with smaller average household sizes, pointing to a larger renter pool over time. Median incomes have risen, and forecasts call for continued income growth — supportive of measured rent steps without overextending affordability. School ratings in this neighborhood are below average compared with national peers, which is less critical for renter-heavy product but worth noting for demand mix.
Safety trends are mixed but improving in direction. The neighborhood’s overall crime profile sits around the middle of the San Angelo metro (ranked 18th out of 36), indicating conditions that are neither the strongest nor the weakest locally. Nationally, the area is below mid-percentile for violent offenses, yet recent year-over-year trends show meaningful improvement: violent incidents declined sharply and property offenses also moved lower, per WDSuite’s data.
For investors, this suggests risk management via on-site visibility, lighting, and access controls can complement the improving trajectory. Comparative performance is best viewed at the neighborhood level rather than at the block, and operators should monitor ongoing metro trends to calibrate security spend to leasing and retention goals.
The area functions as a regional service hub with commuting access to healthcare, education, and public-sector employment clusters that help sustain renter demand and reduce turnover risk.
1810 S Fillmore St offers a practical value-add thesis in a renter-heavy San Angelo neighborhood with daily-needs amenities that rank near the top of the metro. Occupancy in the neighborhood sits around national midpoints, while the renter-occupied share is among the highest locally — a combination that supports stable leasing and provides room to create value through renovations rather than depending on outsized market rent growth. According to CRE market data from WDSuite, ownership costs are comparatively elevated in this neighborhood context, reinforcing reliance on rental housing and aiding retention.
Built in 1975, the asset likely benefits from targeted CapEx to modernize interiors and common areas, improving competitive standing against nearby stock and capturing operational upside. Within a 3-mile radius, projections point to rising household counts and incomes alongside smaller household sizes — dynamics that typically expand the renter pool and support occupancy stability over the hold period.
- Renter-heavy neighborhood (ranked 1st of 36 locally) supports a deep tenant base and leasing stability.
- Strong amenity access (groceries, parks, pharmacies) near top of metro bolsters resident convenience and retention.
- Value-add upside: 1975 vintage allows targeted renovations to drive rent and NOI without relying on market outperformance.
- Ownership costs relatively high in the neighborhood context, reinforcing multifamily demand and pricing power potential.
- Risks: occupancy trends are around the national midpoint with recent softening; school ratings are below average; maintain prudent security and CapEx planning.