| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Fair |
| Demographics | 24th | Poor |
| Amenities | 11th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 850 Paint Rock Rd, San Angelo, TX, 76905, US |
| Region / Metro | San Angelo |
| Year of Construction | 1974 |
| Units | 92 |
| Transaction Date | 2016-06-17 |
| Transaction Price | $4,100,000 |
| Buyer | PAINT ROCK LLC |
| Seller | JUNIPER PAINT ROCK LLC |
850 Paint Rock Rd San Angelo Multifamily Investment
Stabilized neighborhood occupancy and a defined renter base support durable cash flow potential, according to WDSuite’s CRE market data.
The property is in a suburban San Angelo neighborhood where local fundamentals suggest steady renter demand. Neighborhood multifamily occupancy is about 94%—competitive among San Angelo neighborhoods (rank 8 of 36) and above the national middle tier—supporting income stability for professionally managed assets. Median contract rents in the neighborhood have trended upward over the last five years and remain aligned with regional purchasing power, per WDSuite’s commercial real estate analysis.
Renter-occupied housing comprises roughly three-tenths of neighborhood units, signaling a clear renter concentration without oversaturation. Lower home values versus many U.S. areas can introduce competition from ownership; however, a moderate rent-to-income backdrop points to manageable affordability pressure and supports retention.
Within a 3-mile radius, population has edged higher while households expanded more meaningfully, and projections call for further household growth alongside smaller average household sizes. For multifamily investors, that typically broadens the tenant base and helps sustain occupancy and leasing velocity even if headline population growth moderates.
Amenity depth is limited—few cafes, restaurants, parks, or pharmacies—though grocery access is comparatively better within the metro. School ratings in the neighborhood are limited, and educational attainment trails national norms, which may narrow appeal for some renter cohorts, but above-median neighborhood incomes and resilient employment mix have supported rent collections through recent cycles.
Safety indicators are mixed. Compared with nationwide norms, the neighborhood sits below the national middle on violent and property offense safety, suggesting more incidents than typical areas. Within the San Angelo metro, crime levels are higher than many neighborhoods (rank 12 of 36). Notably, both violent and property offenses have declined over the past year at a pace that outperformed national improvements, indicating gradual stabilization. Investors should underwrite with prudent security measures and continue to monitor trendlines.
This 92-unit asset benefits from a neighborhood with competitive occupancy versus the metro and a defined renter base, while rent levels have moved higher in line with local incomes. According to CRE market data from WDSuite, the rent-to-income backdrop supports retention without overextending affordability, and neighborhood performance sits above the national middle tier for occupancy.
Within 3 miles, households are increasing and average household sizes are trending smaller, which typically expands the renter pool and supports stable absorption. Limited nearby amenities and below-national safety benchmarks suggest a focus on on-site features and active management to sustain leasing and resident satisfaction.
- Competitive neighborhood occupancy versus the metro supports income stability
- Rent-to-income levels indicate manageable affordability pressure and retention potential
- Household growth and smaller sizes within 3 miles broaden the tenant base
- Risk: Limited neighborhood amenities require emphasis on on-site features and management quality
- Risk: Below-national safety metrics call for prudent underwriting and operational controls