| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 59th | Good |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4375 Oak Grove Blvd, San Angelo, TX, 76904, US |
| Region / Metro | San Angelo |
| Year of Construction | 1998 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4375 Oak Grove Blvd San Angelo Multifamily Investment
Positioned in an inner-suburban pocket of San Angelo, the asset benefits from steady neighborhood renter demand and occupancy that has cooled slightly in recent years, according to WDSuite’s CRE market data. Investors should view this as a stabilized locale with room for operational polish rather than a lease-up story.
This inner-suburban neighborhood rates in the top quartile among 36 San Angelo metro neighborhoods (A rating), signaling competitive fundamentals for a smaller Texas market. Cafes and grocery access are comparatively strong for the metro, while parks and childcare options are limited—features that skew the area toward convenience-oriented renters rather than families seeking extensive recreational or early-education amenities.
The property’s 1998 vintage is slightly newer than the neighborhood’s average 1995 construction year, supporting relative competitiveness versus older stock; investors should still plan for targeted modernization and systems upkeep typical of late-1990s buildings. Neighborhood renter concentration is a little under one-third of housing units being renter-occupied, which indicates a moderate but durable tenant base without excessive exposure to transient turnover.
Within a 3-mile radius, population and household counts have grown over the past five years, with additional gains projected, expanding the potential renter pool. Median household incomes in the immediate area are healthy for the market and have been rising, which supports lease retention and reduces concession pressure. Ownership costs in this neighborhood sit at levels that can compete with renting in some cases, but rent-to-income levels suggest rents are generally manageable for local earners.
Relative to national norms, the neighborhood tracks around the middle on overall amenities and housing, but it stands out locally with competitive cafe and grocery density. Average school ratings in the area are on the low side, which may modestly constrain demand from school-driven renters; however, proximity convenience and service access help sustain interest from working households. These dynamics point to stable performance drivers, supported by multifamily property research and broader metro trends.
Safety indicators for the neighborhood trail national averages, with property and violent offense benchmarks comparing below the national median. In the metro context, the area sits mid-pack among 36 neighborhoods, indicating neither a standout risk area nor a top performer.
Recent momentum is constructive: estimated property offenses declined meaningfully year over year, a top-quartile improvement among the 36 metro neighborhoods. Violent offenses also moved lower, aligning with a broader moderation trend. Investors should underwrite with standard precautions for a Texas inner-suburban submarket while recognizing the improving trajectory.
The 1998-vintage, 81-unit property offers a practical balance of durability and value-add potential for San Angelo. Neighborhood performance sits in the top quartile locally, with a moderate renter base and rising incomes within a 3-mile radius supporting occupancy stability and pricing discipline. According to CRE market data from WDSuite, neighborhood occupancy has eased from prior highs, suggesting scope to drive returns through focused operations rather than expecting outsized rent growth alone.
Affordability dynamics are favorable for retention: rent levels align reasonably with local incomes, while homeownership remains accessible enough to create some competition—an underwriting consideration that elevates the importance of unit finishes and service quality. The asset’s slightly newer-than-average vintage provides a competitive edge versus older stock, though planning for targeted modernization and mechanical upgrades remains prudent as the asset advances through its lifecycle.
- Top-quartile neighborhood within the San Angelo metro supports leasing durability.
- Moderate renter concentration and growing 3-mile population expand the tenant base.
- 1998 vintage is competitive versus older stock, with targeted value-add potential.
- Rent-to-income dynamics favor retention and measured pricing power.
- Risks: recent occupancy softening and ownership alternatives warrant conservative rent growth and CapEx planning.