| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Best |
| Demographics | 45th | Fair |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1814 S Pierce St, San Angelo, TX, 76904, US |
| Region / Metro | San Angelo |
| Year of Construction | 1974 |
| Units | 30 |
| Transaction Date | 2010-02-26 |
| Transaction Price | $580,000 |
| Buyer | CUSHING JOHNSON DEAN |
| Seller | ROBERT BLAKE HUNT LIVING TRUST |
1814 S Pierce St, San Angelo TX Multifamily
Positioned in an inner-suburb pocket with strong renter concentration, this 30-unit asset benefits from steady neighborhood occupancy and convenient retail access, according to CRE market data from WDSuite. The investment angle centers on durable renter demand and value-add potential from a 1974 vintage in a market where ownership costs support multifamily reliance.
The surrounding neighborhood ranks 3 out of 36 across the San Angelo metro, placing it competitive among San Angelo neighborhoods for overall livability (A rating). Daily needs are well served: grocery, parks, pharmacies, and restaurants all score near the top of the metro, with grocery and park access ranking 3 out of 36 and restaurants 5 out of 36. Cafe density is solid (rank 11 of 36), though formal childcare options are limited in this pocket (rank 36 of 36). These amenity dynamics typically support leasing velocity and retention for workforce-oriented assets.
Multifamily demand signals are favorable. The neighborhood’s occupancy rate is above the metro median (rank 16 of 36), and renter-occupied housing share is among the highest locally (rank 1 of 36; top quartile nationally). For investors, that depth of renter households points to a sizable tenant base and potential stability across cycles.
Ownership costs are relatively elevated versus local incomes (value-to-income rank 1 of 36; high national percentile), which tends to reinforce reliance on rentals and can support pricing power when managed prudently. At the same time, rent-to-income levels in this neighborhood track nearer to local norms, helping limit affordability pressure and aiding lease retention.
Vintage is a consideration: built in 1974, the property is slightly older than the neighborhood average (1977). That age profile suggests thoughtful capital planning and targeted renovations could unlock value-add upside and strengthen competitive positioning against newer stock.
Within a 3-mile radius, recent data show households edging higher even as average household size trends modestly lower—conditions that can expand the renter pool. Looking ahead, WDSuite’s CRE market data indicate projected growth in both population and households through the forecast period, which supports sustained multifamily demand and occupancy stability.
Safety performance is mixed in a metro context and below the national median. The neighborhood’s crime rank sits near the middle of San Angelo’s 36 neighborhoods, while national percentiles indicate it is less safe than many U.S. areas. However, recent trends point in a constructive direction, with both violent and property offense rates showing year-over-year declines, according to WDSuite’s CRE market data.
For underwriting, investors may account for the neighborhood’s comparative standing against national benchmarks while noting improving momentum. Positioning, lighting, and resident engagement can help sustain the positive trend and support tenant retention.
This 30-unit asset at 1814 S Pierce St offers exposure to a renter-heavy, amenity-rich San Angelo submarket where neighborhood occupancy sits above the metro median and daily-needs retail is abundant. Built in 1974, the property presents a tangible value-add path through targeted renovations and systems upgrades to improve operational competitiveness versus newer inventory.
According to CRE market data from WDSuite, the neighborhood’s high renter concentration and elevated ownership costs relative to incomes tend to sustain multifamily demand, while rents remain within a range that can support retention with disciplined lease management. Forward-looking 3-mile demographics indicate projected growth in population and households, tying to a larger tenant base and supporting occupancy durability over the hold.
- Renter-heavy neighborhood supports depth of tenant base and leasing stability.
- Above-median neighborhood occupancy and strong daily-needs retail aid retention.
- 1974 vintage offers clear value-add and capital planning levers to enhance NOI.
- Ownership costs vs. incomes reinforce rental reliance, supporting pricing power when managed prudently.
- Risks: school ratings and childcare depth are weaker; safety metrics trail national medians despite improving trends.