| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Good |
| Demographics | 58th | Good |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4190 Ben Ficklin Rd, San Angelo, TX, 76903, US |
| Region / Metro | San Angelo |
| Year of Construction | 1977 |
| Units | 102 |
| Transaction Date | 2010-07-02 |
| Transaction Price | $1,435,000 |
| Buyer | CASA RIO APTS LLC |
| Seller | BLUE VALLEY APARTMENTS INC |
4190 Ben Ficklin Rd, San Angelo Multifamily Investment
Inner-suburban location with a deep renter base and everyday amenities supports demand, according to WDSuite’s CRE market data, while the submarket’s relatively accessible rents can aid retention.
This inner-suburb pocket of San Angelo offers daily-needs convenience that helps multifamily leasing: grocery access is competitive nationally and cafes are relatively dense for the area, while parks and pharmacies are limited nearby. Neighborhood housing occupancy trends are below national norms, but a notably high share of renter-occupied units signals a broad tenant pipeline for workforce housing.
Compared with the San Angelo metro’s 36 neighborhoods, this area is above the metro median on amenities like groceries and cafes, and it is competitive on demographics. Nationally, amenity density sits around the middle of the pack, with strength in groceries and cafes but thinner childcare and park options—factors investors can offset through on-site programming and resident services.
Rents in the neighborhood sit near the national middle, and a rent-to-income profile indicative of lower affordability pressure can support lease retention and measured pricing power. Median home values are moderate for Texas, which means some competition from ownership; property operators may benefit from service differentiation and unit upgrades to sustain occupancy and renewal rates.
Demographics aggregated within a 3-mile radius show modest population growth over the last five years, an expanding household count, and a sizable working-age cohort. Forecasts point to additional household growth and smaller average household sizes, which typically expand the renter pool and support occupancy stability. These dynamics align with investor expectations highlighted in data-driven commercial real estate analysis while remaining sensitive to execution at the asset level.
Vintage and positioning: The property was built in 1977, older than the neighborhood’s average building vintage. This often implies capital planning for systems and interiors, but it can also create value-add potential and a cost-to-quality advantage versus newer stock if renovations are targeted to renter preferences.
Safety indicators are mixed and should be evaluated in context. Within the San Angelo metro (36 neighborhoods), this area’s crime rank indicates comparatively higher exposure than some local peers; nationally, composite crime measures sit around the middle, with recent data showing material year-over-year declines in both property and violent incidents. For investors, the directional improvement is encouraging, but underwriting should reflect block-level variability and standard operating practices for lighting, access control, and community engagement.
The asset’s inner-suburban setting near daily-needs retail, a high neighborhood renter-occupied share, and steady 3-mile household growth underpin demand for 102 units. According to CRE market data from WDSuite, neighborhood rents are around the national middle and rent-to-income dynamics suggest manageable affordability pressure, supporting renewal potential. The 1977 vintage points to clear value-add levers through targeted renovations and systems upgrades to strengthen competitive positioning against newer stock.
While homeownership remains relatively accessible in the area—creating some competition—household growth and a shifting tenure mix toward renting point to a durable tenant base. Operators who pair in-unit improvements with service and amenity upgrades can capture demand and stabilize occupancy despite the neighborhood’s lower occupancy benchmark.
- Deep local renter concentration supports a broad tenant base and leasing stability.
- 3-mile household growth and smaller projected household sizes expand the renter pool.
- 1977 vintage offers value-add upside via interior and systems modernization.
- Manageable rent-to-income profile aids renewal and measured rent growth potential.
- Risks: lower neighborhood occupancy versus national averages and competition from ownership require strong operations and targeted upgrades.