| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Good |
| Demographics | 44th | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1001 N Tyler St, Big Sandy, TX, 75755, US |
| Region / Metro | Big Sandy |
| Year of Construction | 1990 |
| Units | 24 |
| Transaction Date | 2008-09-19 |
| Transaction Price | $750,000 |
| Buyer | GLADE INVESTMENTS INC |
| Seller | 1001 APARTMENTS LLC |
1001 N Tyler St Big Sandy Multifamily Investment
Neighborhood occupancy around 89% sits above the Longview metro median, indicating steady renter demand, according to WDSuite’s CRE market data. Pricing appears moderate relative to local incomes, supporting retention potential in a rural setting.
Big Sandy is a rural neighborhood within the Longview, TX metro, where livability leans on small-town fundamentals over amenity density. Retail, grocery, parks, and cafes are sparse, so most households rely on regional corridors for services and employment; investors should underwrite with car-reliant renters in mind.
From an investment perspective, the neighborhood’s occupancy is above the metro median among 130 Longview neighborhoods, a signal of demand stability even with limited local amenities. Median contract rents in the neighborhood sit near the middle of national peers, and a rent-to-income ratio of roughly 0.22 points to manageable affordability pressure, supporting lease retention and reducing turnover risk.
Tenure patterns show an estimated 27.2% of housing units are renter-occupied, which is competitive among Longview neighborhoods (ranked 39 out of 130). For multifamily owners, that renter concentration suggests a defined tenant base, though leasing strategies should account for seasonality and the property’s rural draw.
Demographic statistics within a 3-mile radius indicate recent population contraction alongside income growth. Over the past five years, population declined while household incomes trended higher; looking ahead to 2028, a projected decrease in population but increase in household counts suggests smaller household sizes and potential demand for compact units—factors that can support occupancy stability if pricing remains aligned with local earnings. Home values are low relative to national norms, which can make ownership more accessible and may introduce competition with rentals; however, this also anchors rental rates to a level that can sustain demand.
Comparable safety metrics for this neighborhood are not available in WDSuite’s dataset. Investors typically benchmark city and county trend lines and compare them with peer neighborhoods across the Longview metro to contextualize risk, focusing on multi-year direction rather than single-year snapshots.
The area functions as commuter housing with access to regional employers; proximity to Sysco supports a portion of the renter base that values predictable work schedules and reasonable drive times.
- Sysco — foodservice distribution (25.2 miles)
This 24-unit asset benefits from steady neighborhood occupancy that trends above the Longview metro median and rent levels that appear aligned with local incomes—both supportive of retention and cash flow durability. According to CRE market data from WDSuite, renter concentration is competitive among metro peers, and near‑median national rent positioning suggests room to manage pricing without overextending affordability.
Forward-looking household growth within a 3-mile radius—despite a smaller overall population—implies shrinking household sizes and a larger relative pool of renters for smaller formats. Low home values in the area can introduce competition with ownership, so underwriting should emphasize resident experience and lease management to preserve occupancy while leveraging moderate affordability pressure.
- Neighborhood occupancy above metro median supports demand stability
- Rent positioning near national mid-range with rent-to-income around 0.22 aids retention
- 3-mile household counts projected to rise, indicating potential renter pool expansion for smaller units
- Risk: low amenity density and accessible ownership options may temper pricing power