| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Good |
| Demographics | 69th | Best |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3326 Rock Brook Dr, San Angelo, TX, 76904, US |
| Region / Metro | San Angelo |
| Year of Construction | 1984 |
| Units | 100 |
| Transaction Date | 2013-06-01 |
| Transaction Price | $3,850,000 |
| Buyer | ROCKBROOK APARTMENTS LTD |
| Seller | Rockbrook Property Group Ltd. |
3326 Rock Brook Dr San Angelo Multifamily Opportunity
Neighborhood occupancy trends hover near stable levels for this inner-suburban pocket of San Angelo, according to WDSuite’s CRE market data, supporting a steady renter base for larger garden communities. With a 100-unit vintage asset, the investment lens centers on durable demand and selective upgrades to compete on value.
This property sits in an Inner Suburb pocket of San Angelo that ranks 1 out of 36 metro neighborhoods with an A+ neighborhood rating, signaling strong overall livability for renters and owners. Amenity access is competitive among San Angelo neighborhoods (ranked 4 of 36) and places the area in the top quartile nationally, with particularly strong density of grocery options and everyday services. Average school rating data is not available for this neighborhood; investors should underwrite using district/school catchment specifics during due diligence.
Local convenience is a differentiator: the neighborhood’s grocery density ranks 2 of 36 in the metro and sits around the 97th percentile nationally, paired with above-median access to cafes and parks. Pharmacy access is limited within the immediate neighborhood, which may modestly affect daily convenience for some residents; nearby submarkets may fill that gap. These dynamics generally support retention by reducing errand-time friction for households.
From a housing standpoint, the area’s renter concentration is roughly one-third of housing units being renter-occupied. For multifamily investors, this points to a meaningful but not dominant renter pool, where demand is tied to convenience, relative value, and proximity to services rather than pure urban density.
Within a 3-mile radius, WDSuite’s data shows recent population growth alongside an increase in households, with projections through 2028 indicating continued expansion. A growing resident base and household formation imply a larger tenant universe and support for occupancy stability, while a mixed age profile suggests balanced demand from young professionals, families, and downsizing households.
Vintage in the neighborhood averages late-1980s construction. With a 1984 build, this asset is slightly older than the local average, which typically translates to capital planning for exteriors, common areas, and building systems. That also creates value-add optionality to reposition units and amenities to outperform comparable 1980s stock.
Ownership costs in the area are elevated enough to sustain rental demand but not so high as to eliminate competition from for-sale options. Rent-to-income ratios for the neighborhood are moderate by national standards, which can support lease retention and measured rent growth management over time.
Safety indicators for the neighborhood sit around the metro average when compared with 36 San Angelo neighborhoods. On a national basis, overall crime measures trend below the median, indicating the area is less safe than many neighborhoods nationwide; investors should calibrate underwriting and on-site measures accordingly.
Recent momentum is constructive: violent offense rates show a notable year-over-year decline, a trend that is competitive among San Angelo neighborhoods and places the improvement in a stronger national tier. Property offense rates have edged down as well. As always, evaluate multi-year trends and block-by-block context during diligence rather than relying on a single period.
The investment case centers on stable neighborhood fundamentals, daily convenience, and value-add potential for a 1984-vintage, 100-unit community. According to CRE market data from WDSuite, neighborhood occupancy is near metro norms, supported by a growing 3‑mile population and expanding household counts that enlarge the tenant base. Amenity access is a relative strength (notably groceries, cafes, and parks), helping underpin leasing and retention.
Being slightly older than the late-1980s neighborhood average, the property can benefit from targeted renovations to interiors, common areas, and building systems to enhance competitive positioning against similar vintage assets. Moderate rent-to-income levels and a renter concentration that is meaningful but not dominant suggest measured pricing power, with a focus on value and convenience to drive absorption and renewals.
- Stable neighborhood demand with occupancy near metro norms and strong daily convenience
- 1984 vintage creates clear value-add pathways for interiors and systems
- Growing 3-mile population and household counts support a larger renter pool
- Moderate rent-to-income dynamics support retention-focused lease management
- Risk: pharmacy access is limited locally and national safety percentiles are below median; underwrite mitigation and on-site measures