| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Best |
| Demographics | 63rd | Best |
| Amenities | 30th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4200 Seabury Dr, Wichita Falls, TX, 76308, US |
| Region / Metro | Wichita Falls |
| Year of Construction | 1980 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4200 Seabury Dr, Wichita Falls Multifamily Opportunity
Neighborhood renter-occupied share is elevated, supporting consistent tenant demand; according to WDSuite’s CRE market data, this submarket 7s high-cost ownership profile helps sustain leasing and occupancy at the neighborhood level.
Positioned in an inner-suburb setting of Wichita Falls, the neighborhood ranks in the top quartile among 58 metro neighborhoods overall, indicating balanced fundamentals for workforce and middle-income renters. Neighborhood occupancy is approximately 87.8% and the share of housing units that are renter-occupied is about 58.3%, pointing to a deep tenant base and durable multifamily demand.
Ownership costs are elevated relative to local incomes (high value-to-income ratio), which tends to reinforce reliance on rental housing and can support pricing power and lease retention when managed carefully. Median asking rents at the neighborhood level are modest (around $825), which helps maintain a wide renter pool while leaving room for asset-level differentiation through renovations or amenity upgrades.
Within a 3-mile radius, population and households have increased in recent years and are projected to grow further, expanding the prospective renter pool and supporting occupancy stability. Household sizes are edging smaller, which can favor 1–2 bedroom product and steady turnover management for operators focused on lease continuity.
Everyday conveniences are mixed: restaurant density is comparatively strong (competitive nationally), while cafes, groceries, parks, and pharmacies are limited within the immediate neighborhood, suggesting residents likely draw on nearby corridors for services. Educational attainment is comparatively high for the metro (bachelor 7s share sits in the top quartile nationally), adding to income stability signals relevant to leasing and renewals.
The property 7s 1980 vintage is slightly newer than the neighborhood average stock from the early 1970s, offering relative competitiveness versus older buildings while still presenting potential value-add through system modernization and unit/interior updates that can improve rent positioning without overreliance on rent growth.
Safety metrics are competitive among Wichita Falls neighborhoods (ranked 17th out of 58 at the neighborhood level), and the area trends near mid-pack nationally. Recent year-over-year data show notable improvement, with estimated violent and property offenses declining, which supports leasing stability and resident retention when paired with professional onsite management.
As always, investors should evaluate property-specific security measures and block-level factors during diligence; neighborhood statistics are directional and reflect broader conditions rather than individual parcel risk.
Proximity to established employers supports day-to-day renter demand and commute convenience for workforce tenants, led by building materials operations in the area.
- Owens Corning — building materials (5.0 miles)
This 84-unit, 1980-vintage asset sits in a Wichita Falls neighborhood that ranks in the top quartile locally with a renter-occupied share near 58%, supporting depth of demand. According to CRE market data from WDSuite, neighborhood occupancy is around the high-80s and ownership costs are elevated relative to incomes, conditions that typically sustain multifamily reliance and can underpin stable leasing. The vintage provides a platform for targeted value-add—systems modernization and interior refreshes—to improve competitive positioning against older stock.
Within a 3-mile radius, recent and projected gains in population and households point to a larger tenant base over time, while modest neighborhood-level asking rents suggest room for asset-specific differentiation without overextending affordability. Operators should monitor affordability pressure (given rent-to-income dynamics) and amenity gaps in the immediate blocks, but the combination of renter concentration, improving safety trends, and value-add potential creates a straightforward, fundamentals-driven thesis.
- Renter concentration (~58% of units) supports depth of demand and leasing durability.
- Neighborhood occupancy in the high-80s offers a stable base for operations.
- 1980 vintage allows targeted value-add to outcompete older local stock.
- 3-mile population and household growth expand the prospective renter pool.
- Risks: affordability pressure (rent-to-income), limited immediate amenities—manage through pricing discipline and resident services.