| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Best |
| Demographics | 45th | Fair |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1818 S Lincoln St, San Angelo, TX, 76904, US |
| Region / Metro | San Angelo |
| Year of Construction | 1979 |
| Units | 59 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1818 S Lincoln St San Angelo Multifamily Opportunity
A high share of renter-occupied units in the surrounding neighborhood supports a stable tenant base, according to WDSuite’s CRE market data, with occupancy levels that are competitive for the metro.
The property sits in an Inner Suburb neighborhood rated A and ranked 3 out of 36 in the San Angelo metro, placing it in the top quartile locally. Daily-needs access is a strength, with grocery, parks, and pharmacy density ranking among the top few neighborhoods in the metro and testing well above national averages, supporting resident convenience and lease retention.
Neighborhood rents remain accessible relative to incomes, and the rent-to-income ratio signals manageable affordability pressure for tenants—an advantage for renewal rates and occupancy management. At the same time, the ownership market skews higher-cost for the area (value-to-income ratio is among the highest in the metro), which tends to reinforce reliance on multifamily housing and helps sustain renter demand.
Renter concentration is elevated (the neighborhood has one of the highest shares of renter-occupied housing units in the metro), indicating a deep tenant pool for workforce-oriented product. Occupancy in the neighborhood is around the metro middle, with a modest five-year softening; investors should underwrite to steady but competitive lease-up dynamics rather than outsized absorption.
Within a 3-mile radius, recent data show relatively stable population counts and small household gains, with forecasts pointing to meaningful household growth by 2028. A larger household base and a slight shift toward smaller average household sizes suggest more renters entering the market, which can support leasing velocity and stabilize turnover.
Amenity context is favorable for day-to-day livability: cafes and restaurants score above metro medians and in high national percentiles, while park access measures in the top tier locally. Average school ratings trend below national medians, which may influence demand from family renters; positioning and marketing toward workforce and young adult segments can mitigate this.
Safety indicators are around the metro median (ranked near the middle among 36 San Angelo neighborhoods) and below the national median. However, year-over-year trends show improvement, with notable declines in both violent and property offense rates. For investors, the directional trend reduces downside risk relative to prior periods, though prudent security measures and tenant screening remain advisable.
The investment case hinges on durable renter demand supported by an elevated share of renter-occupied units and a neighborhood that ranks in the top quartile locally for overall fundamentals. Neighborhood occupancy sits around the metro middle, suggesting steady performance rather than outsized upside; underwriting to consistent operations with measured rent growth is appropriate. According to CRE market data from WDSuite, daily-needs amenities (grocery, parks, pharmacies) compare favorably both within the metro and against national peers, which can aid retention and reduce economic vacancy.
Within 3 miles, households have inched up recently and are projected to expand meaningfully by 2028, pointing to a larger tenant base and potential support for occupancy stability. The area’s ownership costs are relatively elevated for the metro, which tends to sustain reliance on rentals, while rent-to-income levels indicate manageable affordability pressure—favorable for lease renewals and pricing discipline. Key risks include softer school ratings and mid-cycle neighborhood occupancy trends, which call for focused asset management and tenant experience initiatives.
- Strong renter base with one of the metro’s highest renter-occupied shares supports demand depth
- Top-quartile neighborhood ranking locally with robust daily-needs amenities aids retention
- 3-mile household growth outlook expands the tenant pool and supports occupancy stability
- Ownership costs relatively high for the area, reinforcing rental reliance and pricing discipline
- Risks: below-median school ratings and mid-range neighborhood occupancy warrant active management