| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 85th | Best |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3801 Arden Rd, San Angelo, TX, 76901, US |
| Region / Metro | San Angelo |
| Year of Construction | 1975 |
| Units | 102 |
| Transaction Date | 2010-02-16 |
| Transaction Price | $3,312,500 |
| Buyer | SHEPLER CAPITAL ARDEN LLC |
| Seller | MONTERRA 360 LLC |
3801 Arden Rd, San Angelo Multifamily Investment
Neighborhood indicators point to steady renter demand with mid-pack occupancy and a modest renter-occupied share, according to WDSuite’s CRE market data. Improving safety trends further support operational stability in this suburban pocket of San Angelo.
Located in a suburban area of San Angelo, the neighborhood rates highly overall (A) with strong demographics relative to the metro (ranked 5 of 36). Restaurants are a clear amenity strength, with density competitive at the top of local rankings and in the top quartile nationally, supporting lifestyle appeal and leasing. Grocery access also performs competitively among San Angelo neighborhoods (ranked 12 of 36) and above national median levels, which helps day-to-day convenience for residents.
Multifamily performance signals are mixed but serviceable for investors. Neighborhood occupancy is near the middle of the pack locally, while the share of housing units that are renter-occupied is moderate, indicating a tangible—though not deep—tenant base. Median contract rents in the neighborhood sit toward the high end within the metro, suggesting some pricing power for well-positioned assets, while the rent-to-income ratio indicates manageable affordability that can aid retention.
The property’s 1975 vintage is older than the neighborhood’s average stock (early 1990s), pointing to potential capital planning needs and value-add scope (exteriors, interiors, and building systems). For investors targeting renovation-driven returns, an older basis can be positioned against relatively newer competitive supply by focusing on finish-level upgrades and operational improvements.
Demographic data aggregated within a 3-mile radius show recent population and household growth, with further increases projected over the next five years. Rising incomes and a growing household base expand the local renter pool, which can support occupancy stability and absorption for well-executed renovations and repositioning strategies.
Ownership costs in this submarket are comparatively accessible relative to many U.S. areas, which can introduce competition from entry-level homeownership. However, elevated neighborhood dining and grocery access, a professional resident profile, and income growth trends help sustain rental demand and support lease-up/retention for quality multifamily offerings.
Safety indicators are improving year over year, with both violent and property offense rates trending down according to WDSuite’s CRE market data. Compared with San Angelo’s 36 neighborhoods, this area still experiences higher crime than many peers (crime rank 9 of 36), and national comparisons place it below the median for safety. For investors, the recent downward trend is constructive, but underwriting should reflect continued attention to security features, lighting, and resident engagement.
This 102-unit asset offers a value-add angle in a suburban San Angelo location where lifestyle amenities, demographic strength, and manageable rent-to-income dynamics support durable renter demand. According to CRE market data from WDSuite, neighborhood dining access ranks at the top locally and above national medians, while demographics are among the strongest in the metro—favorable signals for leasing momentum after targeted upgrades.
Built in 1975, the property is older than nearby stock, creating clear scope for renovations and selective systems work to improve competitiveness against 1990s-era peers. A moderate renter-occupied share and mid-pack neighborhood occupancy suggest stable but competitive conditions; careful asset management, focused capex, and attention to safety and curb appeal can translate these fundamentals into consistent performance.
- Amenity strength: restaurant density ranks at the top locally, supporting leasing and resident satisfaction.
- Demographic tailwinds: 3-mile population and households are growing, expanding the renter pool.
- Value-add potential: 1975 vintage offers upgrade and operational improvement opportunities versus newer stock.
- Balanced affordability: rent-to-income levels support retention and measured pricing power.
- Risks: crime sits higher than many local areas and ownership is relatively accessible—plan security, positioning, and pricing accordingly.