| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Fair |
| Demographics | 27th | Poor |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8338 N Grape Creek Rd, San Angelo, TX, 76901, US |
| Region / Metro | San Angelo |
| Year of Construction | 1977 |
| Units | 24 |
| Transaction Date | 2007-07-02 |
| Transaction Price | $450,000 |
| Buyer | SCUBEM LLC |
| Seller | CRAPTS LLC |
8338 N Grape Creek Rd, San Angelo Multifamily Investment
Neighborhood occupancy sits in the top quartile locally with relatively low rent-to-income, supporting retention and steady leasing, according to CRE market data from WDSuite. The rural setting limits amenities but underscores workforce housing demand at attainable rents.
This rural pocket of San Angelo offers a quieter setting with limited cafés, parks, and childcare options nearby, while grocery access is moderate relative to other parts of the metro. School ratings trail national averages, which investors may factor into marketing and tenant mix strategies rather than relying on family-driven demand.
Neighborhood occupancy is in the top quartile among 36 metro neighborhoods and has strengthened over the last five years, a positive indicator for revenue stability. Median contract rents in the neighborhood have risen materially over the same period, yet rent-to-income remains favorable, reinforcing lease retention and measured pricing power rather than stressing residents.
Within a 3-mile radius, population and household counts have expanded meaningfully over the past five years, increasing the local renter pool. Forecasts indicate further household growth alongside smaller average household sizes, which can diversify demand for 1–2 bedroom product and support occupancy stability over time.
The property’s 1977 vintage is older than the neighborhood’s average building age (1990s), suggesting both near-term capital planning needs and clear value-add or modernization potential to compete against newer stock.
Ownership costs in this area are relatively accessible by national standards, which can introduce some competition with entry-level ownership. Even so, the neighborhood’s renter-occupied share indicates a durable, if modest, tenant base; effective operations and amenity upgrades are key to capturing demand and maintaining leasing velocity.
Comparable safety data for this specific neighborhood is not available in WDSuite’s current dataset, so investors should benchmark against broader San Angelo trends and evaluate property-level measures (lighting, access control, and tenant screening) as part of due diligence.
As with any rural location, visibility, site design, and management presence can influence resident perception and retention. Reviewing recent city reports and engaging with local stakeholders can provide additional context on trend direction rather than relying on block-level assumptions.
This 24-unit, 1977-vintage asset benefits from a neighborhood with top-quartile occupancy and favorable rent-to-income dynamics, supporting cash flow durability. According to CRE market data from WDSuite, rents have climbed over the past five years while remaining comparatively attainable, a mix that supports retention and targeted rent optimization with renovations.
Demographic indicators within a 3-mile radius point to population and household growth, with forecasts showing continued household expansion and smaller household sizes—constructive for multifamily demand depth. The rural location offers limited amenity density, so the investment case leans on value-add execution, operational discipline, and positioning as reliable workforce housing relative to newer alternatives.
- Neighborhood occupancy in the top quartile locally supports rent roll stability
- Favorable rent-to-income profile bolsters retention and measured pricing power
- 1977 vintage creates clear value-add and modernization pathways
- 3-mile growth in population and households expands the tenant base
- Risk: amenity-sparse rural setting and accessible ownership options can temper rent growth without strong operations