| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Best |
| Demographics | 45th | Fair |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1822 S Van Buren St, San Angelo, TX, 76904, US |
| Region / Metro | San Angelo |
| Year of Construction | 1974 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1822 S Van Buren St, San Angelo Multifamily Value-Add
Neighborhood fundamentals point to steady renter demand, with a high share of renter-occupied housing units supporting occupancy stability according to WDSuites CRE market data.
This Inner Suburb location ranks competitive among San Angelo neighborhoods (3 of 36) with an overall A neighborhood rating, reflecting a balanced mix of livability and investment appeal. Amenity access is a differentiator: grocery, restaurants, parks, pharmacies, and cafes all score in the top quartile nationally, reinforcing day-to-day convenience that can aid leasing and retention.
The propertys 1974 vintage is slightly older than the neighborhoods average stock (1977), which signals potential value-add through common-area upgrades, unit renovations, and systems modernization. For investors planning capital, the age profile can be a path to repositioning and improved rent realization relative to older comparables.
At the neighborhood level, occupancy trends sit around the metro median, and the share of housing units that are renter-occupied is high (top tier within the metro), indicating a deep tenant base and demand resilience for multifamily. Median contract rents in the neighborhood remain accessible versus many national peers, while the rent-to-income profile suggests manageable affordability pressure, supporting renewal prospects and measured pricing power.
Within a 3-mile radius, households have inched higher in recent years and are projected to expand through mid-decade, even as average household size trends slightly smaller. Together with rising median incomes, this points to a broader renter pool over time, which can help sustain leasing velocity and occupancy through cycles, based on CRE market data from WDSuite.
Safety indicators are mixed but improving. Relative to the metro, the neighborhood sits near the middle of the pack (18 of 36). Compared with neighborhoods nationwide, safety measures are below average today, yet recent-year trends show notable improvement with declines in both violent and property offenses, indicating momentum in the right direction.
For underwriting, this suggests risk that is comparable to other inner-suburban locations in the region, with recent trendlines that may support resident retention and leasing stability if improvement continues. As always, investors should pair neighborhood-level context with property-specific security measures and management practices.
1822 S Van Buren St offers a value-add angle in an amenity-rich Inner Suburb that ranks among the top quartile of San Angelo neighborhoods. The 1974 construction suggests scope for targeted renovations and systems upgrades to enhance competitiveness versus older stock. At the neighborhood level, occupancy is around the metro median and the renter-occupied share is high, reinforcing depth of demand. Elevated ownership costs relative to incomes in the area further sustain reliance on rental housing, supporting lease-up and renewal prospects.
Within a 3-mile radius, households are edging higher and are projected to grow through 2028, pointing to a larger tenant base over time. Amenity access scores in the top quartile nationallyespecially for grocery, dining, parks, pharmacies, and cafescan aid retention and day-to-day livability. According to CRE market data from WDSuite, neighborhood rent and income dynamics indicate manageable affordability pressure, which supports occupancy stability while allowing disciplined rent management.
- Amenity-rich Inner Suburb in the top quartile among 36 metro neighborhoods supports leasing and retention
- 1974 vintage provides clear value-add potential through unit/interior upgrades and systems modernization
- High neighborhood renter-occupied share and ownership costs relative to incomes reinforce multifamily demand
- 3-mile household growth outlook points to a larger tenant base and supports occupancy stability
- Risks: safety sits around the metro median and remains below national averages despite recent improvement