| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 85th | Best |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4268 Sherwood Way, San Angelo, TX, 76901, US |
| Region / Metro | San Angelo |
| Year of Construction | 2011 |
| Units | 33 |
| Transaction Date | 2022-12-07 |
| Transaction Price | $937,500 |
| Buyer | RICHTER REAL ESTATE HOLDINGS LLC |
| Seller | JAMES HUGHES FAMILY LLC |
4268 Sherwood Way, San Angelo Multifamily Investment
2011 construction offers a newer-vintage advantage versus older neighborhood stock, supporting competitive positioning and potentially steadier leasing, according to WDSuite’s CRE market data. Neighborhood metrics point to solid renter demand rather than outsized growth, which suits investors prioritizing stability over volatility.
Located in a suburban pocket of San Angelo, the neighborhood rates in the top quartile among 36 metro neighborhoods, signaling balanced fundamentals and livability for workforce and professional renters. Restaurants are a local strength—this area ranks competitively within the metro and sits in a high national percentile—while daily needs are served by a reasonable grocery presence. Other amenity categories (parks, cafes, childcare, pharmacies) are thinner, so residents rely more on nearby commercial corridors than on walkable, mixed-use blocks.
The property’s 2011 vintage compares favorably with the area’s older average construction year, positioning it against a large base of 1990s and prior assets. Newer systems and finishes can help curb near-term capital expenditures and enhance leasing relative to dated comparables, though selective upgrades may still be warranted for competitive differentiation.
Neighborhood rent levels benchmark above the metro median, and occupancy for the neighborhood has been moderate with some softening over the last five years—signals that favor disciplined underwriting but still support stabilized operations. Within a 3-mile radius, demographics show population and household growth over the last five years with further increases forecast, expanding the local renter pool and supporting demand depth for multifamily. The renter-occupied share within this 3-mile area also indicates a meaningful tenant base, reinforcing absorption potential for well-positioned units.
Homeownership is relatively accessible in the broader area, which can introduce competition for move-up renters. However, rent-to-income indicators suggest manageable affordability pressure in this neighborhood context, which can aid retention and sustained rent collections when paired with prudent lease management and value-focused amenities.
Safety trends are competitive among San Angelo neighborhoods, with the area performing above the national median overall. Year-over-year, both violent and property offense rates have improved, indicating a favorable trend rather than a one-time fluctuation. For metro context, rankings place the neighborhood in a stronger position than many peers among the 36 neighborhoods tracked, but investors should still underwrite standard security measures and lighting given the suburban, corridor-oriented setting.
This 33-unit asset’s 2011 construction offers a newer-vintage edge versus the neighborhood’s older stock, supporting leasing competitiveness and reducing near-term capital exposure. Based on CRE market data from WDSuite, the neighborhood sits in the top tier locally with solid restaurant and grocery access, moderate occupancy, and rent levels that outperform the metro median—conditions that favor stable operations when paired with measured rent growth assumptions.
Within a 3-mile radius, recent and forecast increases in population and households point to a widening tenant base and sustained demand for rental housing. While ownership remains relatively accessible and amenities beyond restaurants and groceries are thinner, a well-managed value proposition should maintain occupancy stability and retention.
- Newer 2011 vintage versus area averages reduces near-term capex and supports leasing competitiveness
- Neighborhood ranks among stronger San Angelo locations with solid access to daily needs and dining
- Above-metro rent positioning with moderate neighborhood occupancy supports stable cash flows under disciplined underwriting
- 3-mile demographic growth expands the renter pool, aiding absorption and retention
- Risks: thinner non-restaurant amenities and accessible ownership options may temper pricing power; monitor occupancy trends