| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Good |
| Demographics | 58th | Good |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4225 S Jackson St, San Angelo, TX, 76903, US |
| Region / Metro | San Angelo |
| Year of Construction | 2009 |
| Units | 93 |
| Transaction Date | 2025-07-01 |
| Transaction Price | $17,622,500 |
| Buyer | MIMG LXXX SAN ANGELO SUB LLC |
| Seller | FREG TOWN PARK SAN ANGELO SUB LLC |
4225 S Jackson St, San Angelo TX Multifamily Investment
The neighborhood shows a high renter-occupied share that supports a deeper tenant base even as occupancy trends sit below the metro median, according to WDSuite’s CRE market data. Positioning emphasizes stable workforce demand with room to improve operational performance.
This Inner Suburb location is competitive among San Angelo neighborhoods (ranked 10 out of 36) with an A- neighborhood rating, indicating solid fundamentals for multifamily. Neighborhood occupancy runs below the metro median and trails national norms, so underwriting should assume steadier leasing efforts rather than rapid lease-ups; however, a high share of renter-occupied housing units signals depth in the tenant base and supports demand resilience.
Daily-needs access is a relative strength: grocery options and cafes score well versus national peers, while parks and pharmacies are limited within the immediate neighborhood. For investors, this mix generally supports day-to-day convenience that helps retention, though lack of nearby parks and pharmacies may modestly temper lifestyle appeal for some cohorts.
Within a 3-mile radius, households have grown in recent years and are projected to rise further, with smaller average household size over the forecast period. This pattern typically expands the renter pool and supports occupancy stability as more, smaller households enter the market. Median rents in the neighborhood sit around the middle of national distributions, and a rent-to-income profile near 0.22 suggests manageable affordability pressure that can aid lease retention and reduce turnover risk.
Ownership costs are comparatively accessible versus high-cost U.S. metros, which can introduce competition from entry-level ownership. For multifamily, this typically translates to steady demand from renters who value flexibility and convenience, but pricing power may be more measured than in supply-constrained, high-cost markets. Neighborhood NOI per unit trails national averages, reinforcing the importance of disciplined expense management and targeted unit upgrades to drive lift.
Safety compares modestly above the national median by percentile, while ranking below the metro average among 36 San Angelo neighborhoods. Recent trend data indicate notable year-over-year declines in both property and violent offenses, according to WDSuite’s CRE market data. For investors, this dynamic suggests conditions are moving in a favorable direction even if the area remains more mixed relative to the local metro.
Built in 2009, the asset is newer than much of the local stock (area average construction year is 1990). That vintage provides a relative competitive edge versus older properties while still benefiting from targeted modernization and mid-life system planning to strengthen leasing and retention. A high renter-occupied share at the neighborhood level indicates a deeper tenant base, even as occupancy runs below the metro median, pointing to operational upside through focused leasing and amenity upgrades. Based on CRE market data from WDSuite, rent levels sit near national midranges and affordability pressure looks manageable, supporting steady collections and lease retention tactics.
Within a 3-mile radius, households are growing and forecast to increase further as household sizes ease, which typically expands the renter pool and supports occupancy stability. At the same time, ownership remains relatively accessible compared with high-cost markets, so investors should plan for competitive positioning through value-add scope, expense discipline, and thoughtful rent management to sustain absorption and reduce turnover.
- 2009 vintage offers competitive positioning versus older area stock, with potential to capture value through selective upgrades.
- High neighborhood renter concentration supports a deeper tenant base and demand resilience.
- Household growth within 3 miles and smaller household sizes expand the renter pool, supporting occupancy stability.
- Neighborhood rents near national midranges and manageable rent-to-income dynamics aid retention and collections.
- Risk: occupancy trails metro norms and ownership is relatively accessible, requiring competitive pricing, leasing focus, and expense control.