| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Good |
| Demographics | 69th | Best |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4459 Green Valley Trl, San Angelo, TX, 76904, US |
| Region / Metro | San Angelo |
| Year of Construction | 1977 |
| Units | 66 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4459 Green Valley Trl San Angelo 66-Unit Value-Add Opportunity
Neighborhood fundamentals point to steady renter demand and manageable affordability, according to WDSuite’s CRE market data, supporting income stability while leaving room for operational and renovation upside.
Situated in San Angelo’s inner-suburban fabric, the neighborhood rates A+ and ranks 1st among 36 metro neighborhoods, indicating strong livability drivers that matter for leasing momentum and retention. Amenity access is a relative strength: grocery options rank 2nd of 36 (top quartile in the metro) and cafes rank 6th of 36 (competitive among San Angelo neighborhoods). Parks availability also scores well, helping sustain a lifestyle proposition attractive to a broad renter base.
The area’s housing stock skews somewhat newer than the subject property: the average neighborhood construction year is 1988, while the property was built in 1977. For investors, this vintage gap suggests planning for targeted capital improvements to maintain competitive positioning against newer stock, while also enabling value-add strategies where interiors and systems modernization can support rent hygiene and retention.
Renter concentration in the neighborhood is moderate (about a third of housing units are renter-occupied), and the 3-mile radius shows a similar tenure mix with roughly two-fifths renter-occupied. This points to a balanced tenant base and demand depth without overreliance on transient renters. Neighborhood occupancy ranks 15th of 36 — above the metro median — which, along with a rent-to-income profile near the middle of national ranges, supports day-to-day leasing stability rather than a pure lease-up story.
Local dynamics are supportive: childcare access ranks 1st of 36 (top quartile metro performance) and parks/cafes score above national medians, while pharmacy density is a relative weak spot. Within a 3-mile radius, recent population and household growth, coupled with rising incomes, expand the renter pool and underpin long-run absorption potential. Home values in the neighborhood sit in a mid-range context for Texas; this high-cost-ownership-to-income balance tends to sustain rental demand and can aid lease retention without overextending rent-to-income ratios.
Safety trends are mixed but improving. Compared with neighborhoods nationwide, both violent and property offense rates benchmark below the national median for safety (lower national percentiles indicate comparatively higher incidents), yet recent year-over-year declines in violent offenses track as a meaningful improvement. Within the San Angelo metro (36 neighborhoods), the area sits near the middle of the pack, suggesting conditions broadly in line with regional norms rather than an outlier.
For investors, the key takeaway is direction: the recent decline in violent offense rates indicates a constructive trend that can support renter confidence and retention if sustained, while current levels still warrant standard risk management such as lighting, access controls, and community engagement.
This 66-unit property offers a durable, essentials-oriented demand story backed by neighborhood strength and balanced affordability. The submarket’s occupancy sits above the metro median, and the 3-mile radius shows population and household growth that supports a larger tenant base over time. Built in 1977, the asset is older than the neighborhood average (1988), creating a clear pathway for selective renovations and systems updates to enhance competitive positioning against newer stock. According to CRE market data from WDSuite, amenity access — particularly groceries, parks, and cafes — ranks competitively in the metro, reinforcing daily convenience that aids leasing and retention.
Affordability signals are constructive: neighborhood rent-to-income sits in a manageable range and median home values are high enough relative to incomes to reinforce renter reliance on multifamily housing, supporting occupancy stability and pricing discipline. The primary risks are vintage-related capital needs and maintaining appeal versus newer comparables; both can be addressed through targeted value-add, operational execution, and asset management.
- Neighborhood ranks top-tier in the metro with strong grocery, park, and cafe access supporting tenant retention
- Above-metro-median occupancy and growing 3-mile population/households support stable leasing and absorption
- 1977 vintage creates value-add potential via unit/interior refresh and systems modernization to compete with newer stock
- Balanced affordability and mid-range ownership costs reinforce renter demand and aid lease retention
- Risks: vintage-driven capex and competitive pressure from newer assets; mitigated by targeted renovations and operations