| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 44th | Fair |
| Amenities | 52nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1900 S College Ave, Decatur, TX, 76234, US |
| Region / Metro | Decatur |
| Year of Construction | 1985 |
| Units | 60 |
| Transaction Date | 2010-06-15 |
| Transaction Price | $2,500,000 |
| Buyer | SULLIVAN CONNA |
| Seller | BOOTH CHARLES D |
1900 S College Ave Decatur Multifamily Investment Opportunity
Household growth within a 3-mile radius points to a deeper tenant base and supports long-term leasing fundamentals, according to WDSuite’s CRE market data.
Decatur sits on the northwest edge of the Fort Worth–Arlington–Grapevine metro, offering small-city living with access to regional job corridors. The neighborhood rates above the metro median among 561 metro neighborhoods, with amenities and daily-needs retail that track near national midpoints. School ratings are around the national midpoint, which can aid family retention without commanding urban-core premiums.
For rents and occupancy, WDSuite’s commercial real estate analysis shows neighborhood occupancy below many peer subareas, indicating room for operational improvements and competitive positioning. Median asking rents benchmark above national norms in the data, while the rent-to-income relationship sits on the manageable side, suggesting more balanced affordability pressure and steadier renewal prospects versus high-burden markets.
Tenure patterns within the neighborhood indicate a moderate share of renter-occupied housing units, implying a viable but not saturated renter pool. That dynamic typically supports stable demand for well-operated Class B assets while requiring attention to leasing velocity and amenities to win share against single-family rentals and ownership options.
Within a 3-mile radius, recent population growth has been modest, but WDSuite’s forward estimates indicate notable increases in population and total households ahead, alongside smaller average household size. For investors, that combination points to a larger tenant base and more renters entering the market over time, supporting occupancy stability and absorption for practical, value-oriented unit mixes.
Home values in the neighborhood register near the national middle, and the value-to-income context suggests ownership is comparatively accessible relative to coastal markets. For multifamily owners, that means rental housing competes with entry-level ownership; pricing power is earned via convenience, maintenance, and professional management rather than scarcity alone.
The property’s 1985 vintage is slightly older than the neighborhood’s average construction year. That profile supports a classic value-add thesis: targeted upgrades to interiors, building systems, and curb appeal can reposition the asset against newer stock while informing capital planning for roofs, HVAC, and exterior elements.
Reliable, neighborhood-level safety metrics are limited for this area in the current dataset. Investors typically benchmark conditions against city and county trends, and evaluate multi-year patterns rather than single-period readings. Comparable Fort Worth–Arlington–Grapevine neighborhoods with similar housing and amenity profiles often track near regional averages, but on-site diligence and insurer/lender data should inform final underwriting.
Regional employment is anchored by advanced manufacturing and corporate headquarters within commuting range, supporting workforce housing demand. Nearby anchors include Parker Hannifin, Stryker, D.R. Horton, GameStop, and Xerox.
- Parker Hannifin Corporation — industrial manufacturing offices (33.3 miles)
- Stryker — medical technology offices (34.4 miles)
- D.R. Horton — homebuilding HQ/corporate (35.2 miles) — HQ
- GameStop — retail corporate (36.2 miles) — HQ
- Xerox Corporation — business services offices (37.5 miles)
This 60-unit asset, built in 1985, fits a pragmatic value-add profile for Decatur: slightly older than the neighborhood’s average vintage, with clear levers in interiors and building systems to sharpen competitive positioning. Based on CRE market data from WDSuite, neighborhood occupancy trails stronger pockets of the metro, but rent levels benchmark above national norms with a rent-to-income relationship that suggests measured pricing power without outsized retention risk.
Within a 3-mile radius, forward-looking estimates point to meaningful population and household increases and smaller average household size, expanding the tenant base and supporting absorption for functional one- and two-bedroom layouts. Tenure data reflect a balanced renter concentration, while ownership remains comparatively accessible, implying the need for disciplined operations and amenity upgrades to sustain leasing velocity and renewals.
- Value-add upside from 1985 vintage via targeted unit and system upgrades
- Expanding 3-mile household counts support a larger tenant base and absorption
- Rent-to-income context indicates balanced affordability pressure for renewal stability
- Moderate renter-occupied share suggests steady demand without overreliance on concessions
- Risk: Neighborhood occupancy sits below stronger metro peers, requiring active management and competitive amenity positioning