| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Good |
| Demographics | 58th | Good |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3425 Ymca Dr, San Angelo, TX, 76904, US |
| Region / Metro | San Angelo |
| Year of Construction | 1983 |
| Units | 72 |
| Transaction Date | 2017-05-25 |
| Transaction Price | $4,275,000 |
| Buyer | Yates Hawaii, Inc. |
| Seller | Quadrangle Complex LLC |
3425 YMCA Dr, San Angelo, TX Multifamily Investment
Neighborhood fundamentals point to a deep renter base and everyday convenience, while occupancy in the surrounding neighborhood runs below the metro median, according to WDSuite s CRE market data.
This Inner Suburb location is competitive among San Angelo neighborhoods (ranked 10 of 36) and benefits from daily-needs access. Grocery density scores well (ranked 10 of 36; strong versus national peers), and cafes are competitive locally (12 of 36) with a high national standing, supporting neighborhood livability that helps leasing and retention.
The property s 1983 construction is older than the neighborhood s average vintage (1990), signaling potential value-add and capital planning needs to stay competitive versus newer stock. For investors, targeted renovations can help capture demand while managing ongoing systems upkeep typical for 1980s assets.
Renter-occupied share in the neighborhood is well above the metro median and among the strongest nationwide, indicating a deep tenant base and stable multifamily demand. By contrast, the neighborhood s occupancy level trends below the metro median, highlighting the importance of hands-on leasing and product differentiation.
Within a 3-mile radius, demographics show recent population and household growth with projections calling for additional households and slightly smaller household sizes. This points to a larger tenant base over time and supports demand for rental units, especially for practical unit mixes and amenity packages aligned with workforce and middle-income renters.
Ownership costs are moderate for the region, which can introduce some competition from entry-level homeownership. Effective pricing, renewals strategy, and resident experience become key to sustaining lease retention and occupancy in this context.
Safety trends are mixed but improving. Relative to the 36-neighborhood San Angelo metro, the area sits in the higher-crime half (crime rank 8 of 36), yet it compares somewhat safer than many neighborhoods nationwide (57th percentile). Year over year, both violent and property offense estimates have declined sharply, placing the neighborhood among the stronger national improvers (above the 80th percentile for improvement), which supports a constructive near-term outlook.
3425 YMCA Dr offers scale at 72 units and a location that is competitive within the San Angelo metro. Based on commercial real estate analysis from WDSuite, the surrounding neighborhood shows a high renter concentration that supports demand depth, while occupancy runs below the metro median a manageable risk with focused leasing, competitive finishes, and thoughtful amenity positioning. The 1983 vintage suggests clear value-add angles and capital planning to outperform older comparables.
Within a 3-mile radius, recent growth in population and households, along with projections for additional households and slightly smaller household sizes, points to renter pool expansion that can support occupancy stability over time. Moderately priced homeownership options may create some competition, but sound renewals strategy and service quality can help sustain tenancy and pricing power.
- Scale and location competitive among San Angelo neighborhoods, supporting leasing visibility.
- High neighborhood renter-occupied share indicates deep tenant base and demand resilience.
- 1983 vintage presents value-add and modernization opportunities for rent and retention gains.
- 3-mile demographics point to renter pool expansion, supporting long-term occupancy stability.
- Risks: neighborhood occupancy below metro median and some competition from ownership; execution and product differentiation are important.