| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Good |
| Demographics | 39th | Fair |
| Amenities | 44th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 800 N Bradford St, Gilmer, TX, 75644, US |
| Region / Metro | Gilmer |
| Year of Construction | 1993 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
800 N Bradford St Gilmer 25-Unit Multifamily
Positioned in Gilmer’s inner-suburban fabric, this 25-unit 1993 asset benefits from a renter base that is sizable for the area and neighborhood occupancy that has trended modestly higher, according to WDSuite’s CRE market data. Relative to older nearby stock, the vintage supports competitive positioning while leaving room for targeted modernization.
The property sits in an Inner Suburb neighborhood of the Longview, TX metro with an A- neighborhood rating and a rank of 21 out of 130 metro neighborhoods, making it competitive among Longview neighborhoods. Restaurants and everyday services are reasonably accessible for a smaller market (restaurant density in the top quartile nationally; parks and pharmacies are above average), while cafés and childcare are limited locally—factors to consider for tenant appeal and leasing strategy.
School quality trends are a relative strength, with the neighborhood’s average school rating near the top quartile nationally. For investors, this can help sustain family-oriented demand and support retention for larger units, even as the broader metro offers varied quality levels.
On the housing side, neighborhood occupancy sits below the metro median but has improved over the past five years. The share of renter-occupied housing units ranks 17th of 130 in the metro (top quartile nationally), signaling a meaningful renter concentration that supports a deeper tenant base for multifamily. Median contract rents track near metro mid-pack levels, suggesting room to compete on value without overreaching on pricing.
Within a 3-mile radius, demographics show population growth of roughly 10% and a faster increase in households over the last five years, pointing to a larger tenant base over time. Projections through 2028 indicate continued population and household gains alongside smaller average household sizes—trends that typically favor multifamily absorption and support occupancy stability. These dynamics are consistent with directional insights from WDSuite’s multifamily property research.
Ownership costs in the immediate area are relatively accessible in national context, which can create some competition with entry-level ownership. However, moderate rent-to-income levels locally can aid lease retention and reduce turnover risk when balanced with thoughtful renewal management and value-forward amenities.
Comparable, neighborhood-level safety data are not available in this release. Investors should benchmark historical trends and local law enforcement or third-party reports to understand conditions relative to the Longview metro and similar East Texas towns. As with any smaller market, underwriting should incorporate prudent security planning and tenant-experience considerations.
The employment base relies on regional drivers with commuting access to logistics and distribution. The following nearby employer helps underpin steady renter demand via diversified workforce roles.
- Sysco — foodservice distribution (25.3 miles)
Built in 1993, the asset is newer than much of the surrounding stock, which skews late-1960s. That relative vintage supports competitive positioning on unit finishes and building systems, while still leaving scope for targeted modernization to drive rent premiums without overcapitalizing. Neighborhood occupancy has improved but remains below the metro median, so leasing plans should emphasize value, livability, and retention.
Demand fundamentals are constructive: within a 3-mile radius, population and households have grown meaningfully and are projected to continue rising through 2028, with smaller average household sizes indicating a larger renter pool over time. Renter concentration is among the strongest in the metro, and moderate rent-to-income levels suggest room for disciplined increases tied to measurable upgrades. According to CRE market data from WDSuite, these dynamics align with stable workforce demand in the Longview area.
- 1993 vintage offers competitive positioning versus older neighborhood stock with selective value-add upside
- Renter concentration ranks among top Longview subareas, supporting depth of tenant demand
- 3-mile radius shows population and household growth, with projections indicating continued renter pool expansion
- Risk: neighborhood occupancy trails metro median—business plan should prioritize retention, renewal management, and pragmatic unit upgrades