| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Good |
| Demographics | 27th | Poor |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3608 N Chadbourne St, San Angelo, TX, 76903, US |
| Region / Metro | San Angelo |
| Year of Construction | 1976 |
| Units | 23 |
| Transaction Date | 2005-11-07 |
| Transaction Price | $425,000 |
| Buyer | ROSALES MIGUEL TORRES |
| Seller | DURAN MIGUEL |
3608 N Chadbourne St San Angelo Multifamily Investment
Neighborhood occupancy trends are strong and stable, according to WDSuite’s CRE market data, supporting lease-up and retention for a 23-unit asset in a workforce-oriented pocket of San Angelo. A moderate renter-occupied housing share suggests a steady tenant base without overreliance on transiency.
Situated in a suburban cluster of San Angelo (neighborhood rating: B-), the area shows resilient renter demand with an occupancy level that ranks 2nd among 36 metro neighborhoods—top quartile nationally for stability. For multifamily investors, this points to dependable absorption and fewer prolonged vacancies through cycles.
Daily-needs access is practical: groceries are above the metro median (rank 17 of 36), parks are competitive among San Angelo neighborhoods (rank 10 of 36), and cafes sit above the metro median (rank 15 of 36). Restaurant density is more mid-pack (rank 20 of 36). These neighborhood-level dynamics give residents reasonable convenience without premium pricing pressure.
Rents in the neighborhood benchmark near the national mid-range with notable five-year growth, per WDSuite’s commercial real estate analysis. Home values sit at the lower end nationally, which can create some competition from ownership options; however, rent-to-income ratios indicate manageable affordability that can support lease retention.
Demographic statistics within a 3-mile radius indicate relatively stable household counts recently, even as average household size edged down—signaling smaller households rather than a demand contraction. Forward-looking projections point to meaningful population and household expansion by 2028, implying a larger tenant base and support for occupancy and pricing in the medium term.
The renter-occupied housing share at both the neighborhood and 3-mile levels reflects a moderate renter concentration, which is generally supportive of multifamily absorption without exposing the asset to outsized turnover risk. School ratings trend lower nationally, so family-targeted positioning may require value-focused amenities over school-driven demand.
Safety metrics are mixed. Compared with neighborhoods nationwide, the area trends below average on safety (crime metrics cluster around the lower national percentiles), yet recent direction is constructive: violent offense estimates declined materially year over year, a trend that ranks in the stronger percentiles nationally. Within the San Angelo metro (36 neighborhoods), the neighborhood’s crime rank sits in the lower half, indicating room for improvement but not among the most challenged areas.
For investors, the takeaway is to underwrite prudent security and lighting enhancements and emphasize tenant communication. Continued improvement would support retention and reduce non-operating friction over time.
This 23-unit asset aligns with a neighborhood that posts high occupancy and practical amenity access, supporting stable operations and everyday renter convenience. According to CRE market data from WDSuite, the submarket’s rent positioning is near national mid-range with solid five-year growth, while rent-to-income ratios remain manageable—favorable for renewals and steady cash flow. Demographic statistics aggregated within a 3-mile radius point to smaller household sizes recently and a projected expansion in population and households by 2028, which can enlarge the renter pool and support sustained occupancy.
Primary considerations include a more accessible ownership market relative to many U.S. neighborhoods, which can temper pricing power, and safety metrics that, while improving, warrant continued attention through on-site measures and resident engagement. Balanced against these, the neighborhood’s occupancy strength and moderate renter concentration underpin a durable demand profile for workforce-oriented product.
- Strong neighborhood occupancy (top quartile nationally) supports leasing stability and fewer prolonged vacancies.
- Practical amenity access (groceries, parks, cafes) enhances day-to-day livability without requiring premium rents.
- Manageable rent-to-income dynamics and mid-range rent positioning favor retention and steady cash flow.
- 3-mile projections indicate a larger tenant base by 2028, supporting occupancy and rent durability.
- Risks: relatively accessible ownership can compete with rentals, and safety metrics—while improving—require continued operational focus.