| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 59th | Good |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4401 Southwest Blvd, San Angelo, TX, 76904, US |
| Region / Metro | San Angelo |
| Year of Construction | 1978 |
| Units | 48 |
| Transaction Date | 2023-12-20 |
| Transaction Price | $6,596,800 |
| Buyer | BRAWN INVESTMENTS LLC |
| Seller | CEDAR CREST SOUTH LTD |
4401 Southwest Blvd, San Angelo Multifamily Investment
Neighborhood occupancy sits near the San Angelo metro median, suggesting steady renter demand and manageable turnover, according to WDSuites CRE market data. With moderate renter concentration and solid household income trends nearby, the location supports durable leasing fundamentals.
Located in an Inner Suburb setting of San Angelo, this address benefits from a neighborhood rated A and ranked 4th of 36 locallytop quartile among metro neighborhoods. Amenity access is competitive among San Angelo areas, with cafes, groceries, and pharmacies measured at stronger-than-average levels versus national peers, supporting day-to-day convenience for residents and aiding retention.
The surrounding housing stock skews newer, with the neighborhoods average construction year above much of the metro (ranked 4 of 36), while the propertys 1978 vintage is olderan indicator to underwrite for capital planning and a potential value-add program to improve competitive positioning against 1990s-and-newer stock.
Within a 3-mile radius, the share of renter-occupied housing units is moderate, supporting a stable tenant base without overdependence on multifamily. Nearby household incomes track above many national peers, while the neighborhoods rent-to-income ratio sits around the national middle, which can support pricing power without materially increasing retention risk. Home values are also near the national midpoint, indicating a high-cost ownership market is not the primary driver of rental demand here; instead, convenience and lifestyle fit are meaningful factors.
Demographics aggregated within 3 miles indicate recent population growth and a projected increase in households, pointing to a larger tenant base over the next few years. Rising median incomes and contractual rents in the area, based on CRE market data from WDSuite, suggest continued absorption for well-positioned, professionally managed assets that balance value and quality.
Safety trends in the neighborhood are mixed but improving. The area sits around the metro middle (ranked 15 of 36 for crime), and it tracks below the national median on safety measures overall. However, recent year-over-year declines in both violent and property offense rates indicate momentum in a favorable direction.
In comparative terms, the neighborhood reads below the national median for safety, yet the improvement trajectory positions it as competitive among San Angelo neighborhoods that are showing similar recovery trends. Investors should account for submarket-level variation across blocks and maintain standard security and lighting upgrades in any renovation scope.
This 48-unit propertybuilt in 1978competes in a top-quartile San Angelo neighborhood where amenity convenience, income levels, and renter demand support stable operations. Occupancy for the neighborhood sits near the metro median, indicating steady leasing, while nearby rent-to-income dynamics suggest room for measured rent growth with appropriate value delivery. Given the assets older vintage relative to the neighborhoods newer average stock, a focused value-add plan can enhance curb appeal, unit finishes, and energy systems to strengthen competitiveness and drive retention.
According to CRE market data from WDSuite, demographics within a 3-mile radius show recent population growth and a projected increase in households, expanding the local renter pool. With home values and incomes near national midpoints, rental living remains a practical option for many households, supporting occupancy stability for well-operated assets. Standard risks include older-system capex, school quality considerations, and submarket safety variationall manageable with disciplined underwriting and operational execution.
- Top-quartile neighborhood within the 36-neighborhood San Angelo metro supports demand and resident retention.
- 1978 vintage offers clear value-add levers to compete with newer local stock.
- Neighborhood occupancy near the metro median and moderate renter concentration support leasing stability.
- 3-mile demographics point to population growth and more households, expanding the tenant base.
- Risks: aging systems capex, below-median school ratings, and safety that is around the metro middle; mitigate via targeted renovations and property management.