| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Fair |
| Demographics | 20th | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2009 Raney St, San Angelo, TX, 76901, US |
| Region / Metro | San Angelo |
| Year of Construction | 1980 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2009 Raney St, San Angelo Value-Add Multifamily
Neighborhood occupancy is strong and comparatively stable, according to WDSuite s CRE market data, positioning this asset to benefit from steady renter demand while leaving room for operational upside.
Situated in an inner-suburb pocket of San Angelo, the property benefits from neighborhood occupancy that ranks 3rd among 36 metro neighborhoods and sits in the top quartile nationally, a backdrop that supports leasing durability relative to many peer locations. Parks access is a local strength (high national percentile), and grocery access tracks above average, while the immediate area has limited concentration of cafes, restaurants, and pharmacies. These dynamics point to everyday convenience with fewer lifestyle retail draws, which typically favors workforce housing over discretionary amenity-driven positioning.
Within a 3-mile radius, household and family counts have edged higher in recent years, and forecasts point to additional population growth and an expanding household base. For investors, that suggests a gradually larger tenant pool and support for occupancy stability over a multi-year horizon, even as average household size trends slightly lower.
Tenure patterns within a 3-mile radius indicate a renter-occupied share around one-third, implying a balanced market with sufficient depth for multifamily while still competing with ownership options. Median home values in the neighborhood are relatively low in a national context, which can create some competition from entry-level ownership; however, the rent-to-income ratio sits near 0.18, indicating generally manageable affordability and potential for steady lease retention with disciplined rent management. These takeaways are grounded in multifamily property research from WDSuite.
Rents in the neighborhood are modest versus many U.S. markets and have grown at a measured pace over five years, which typically aligns with demand driven by local employers and service-sector jobs rather than in-migration surges. For positioning, this favors durable, needs-based tenancy over premium amenity premiums, with value realized through operational execution and targeted upgrades rather than rent-led growth alone.
Safety indicators for the neighborhood compare below national averages, with violent and property offense rates tracking in lower national percentiles. Within the San Angelo metro, the neighborhood s safety rank is in the lower half among 36 neighborhoods. Recent trend data shows year-over-year decreases in both violent and property offenses, an improvement directionally, though investors should underwrite to the prevailing baseline rather than the short-term trend.
Framed for investors, the area s safety profile warrants prudent operating practices (lighting, access control, resident screening) and realistic marketing assumptions. The improving trend can aid retention and leasing over time, but underwriting should reflect that conditions remain less favorable than many neighborhoods nationwide.
The San Angelo workforce is diverse across healthcare, education, public sector, and services, which typically supports needs-based renter demand and commute convenience; detailed employer proximity records with distances are not available in the current WDSuite dataset for this address.
Built in 1980, this 36-unit asset offers a practical value-add path: the vintage suggests scope for targeted renovations and systems upgrades that can enhance competitive positioning against older neighborhood stock (average construction year skews slightly earlier). Neighborhood occupancy performance ranks 3rd of 36 and sits in a strong national percentile, supporting an underwriting case for stable physical occupancy while focusing on operational improvements for NOI growth. Based on commercial real estate analysis from WDSuite, rent levels and rent-to-income indicate room for measured rent optimization tied to tangible improvements rather than aggressive mark-to-market assumptions.
Within a 3-mile radius, population and household counts have been rising and are projected to continue growing, expanding the renter pool over time. At the same time, relatively low local home values mean some competition from ownership; investors should lean on durable demand drivers, community management, and practical upgrades to sustain retention and pricing power. Limited lifestyle retail density nearby reinforces a workforce housing thesis oriented toward value, reliability, and convenience.
- Strong neighborhood occupancy (top tier: 3rd of 36) supports stable leasing fundamentals
- 1980 vintage offers actionable value-add via interior refresh and building systems planning
- Expanding 3-mile renter pool and steady rents favor needs-based demand and retention
- Balanced tenure (renter-occupied share ~one-third) indicates sufficient depth with ownership competition
- Risks: below-average safety and limited nearby lifestyle retail require prudent operations and conservative rent growth