| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 85th | Best |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3902 Sherwood Way, San Angelo, TX, 76901, US |
| Region / Metro | San Angelo |
| Year of Construction | 1977 |
| Units | 40 |
| Transaction Date | 2005-09-30 |
| Transaction Price | $660,000 |
| Buyer | BRAWN INVESTMENTS LLC |
| Seller | CEDAR CREST NORTH LTD |
3902 Sherwood Way San Angelo Multifamily Value‑Add
Positioned in a suburban San Angelo neighborhood with strong household incomes and robust dining access, the asset’s older vintage suggests renovation upside, according to WDSuite’s CRE market data.
The property sits in a suburban pocket of San Angelo rated A and ranked 5 of 36 neighborhoods in the metro, placing it in the top quartile locally. Neighborhood metrics indicate competitive demographics compared with the metro and strong standing nationally on several measures, based on CRE market data from WDSuite.
Livability is supported by a high concentration of restaurants (top tier within the metro and strong nationally) and solid grocery access. However, neighborhood-level counts for parks, pharmacies, cafés, and childcare are limited, which may modestly reduce walkable convenience but does not preclude daily-needs access along Sherwood Way’s retail corridor.
For investors, neighborhood occupancy is moderate and has softened slightly versus five years ago; this is a neighborhood-level read, not property-specific occupancy. Rent-to-income metrics point to manageable affordability pressure in the area, which can support retention while allowing thoughtful rent setting. Home values are comparatively accessible for owners in this part of San Angelo, which can introduce some competition with ownership and underscores the importance of amenities and operations to sustain pricing power.
Within a 3-mile radius, population and households have grown in recent years and are projected to expand further, with smaller average household sizes over time. A renter-occupied share near the mid‑30s today and a projected increase over the next several years signal a larger tenant base and support for multifamily demand, which can aid occupancy stability and leasing velocity.
Vintage context matters: the average construction year in the surrounding neighborhood skews to the early 1990s, while this asset was built in 1977. That older-than-area stock typically implies capital planning for systems and interiors, as well as potential value‑add and repositioning opportunities to compete effectively against newer product.
Safety indicators show mixed signals. Compared with 36 San Angelo neighborhoods, this area ranks in the less favorable half for crime, indicating higher incident levels than many local peers. Nationally, however, it performs around the middle to somewhat better than average. Importantly, recent trend data shows year‑over‑year declines in both property and violent offenses, suggesting improving conditions rather than deterioration.
Investors should interpret these metrics as neighborhood‑level context rather than block‑specific conditions. Continued monitoring of trend direction and on‑site measures (lighting, access control, and visibility) can help support resident retention and leasing outcomes.
3902 Sherwood Way offers a classic value‑add profile in a suburban A‑rated San Angelo neighborhood with strong dining and retail proximity. Built in 1977, the asset is older than the area’s early‑1990s average, pointing to clear renovation and repositioning levers to enhance competitiveness. According to CRE market data from WDSuite, neighborhood occupancy is moderate, household incomes are solid, and rent‑to‑income levels suggest room for disciplined rent strategies without overextending affordability.
Demand fundamentals are supported by a growing 3‑mile renter pool, with projections indicating more households and a rising renter‑occupied share over the next several years. While ownership remains relatively accessible in this part of San Angelo—creating some competition—amenity access, income depth, and operational execution can sustain leasing and retention. Recent crime trends are improving, but remain a watch item versus local peers.
- Suburban A‑rated location ranked top quartile among 36 metro neighborhoods
- 1977 vintage creates tangible value‑add and capital planning opportunities
- Growing 3‑mile renter pool supports occupancy stability and leasing
- Manageable rent‑to‑income dynamics enable thoughtful pricing and retention
- Risks: competitive ownership options and crime levels vs. local peers warrant close monitoring