| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 44th | Fair |
| Amenities | 52nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 950 W Thompson St, Decatur, TX, 76234, US |
| Region / Metro | Decatur |
| Year of Construction | 2005 |
| Units | 22 |
| Transaction Date | 2008-03-27 |
| Transaction Price | $5,600,000 |
| Buyer | BAAG MANAGEMENT LTD |
| Seller | VLMC INC |
950 W Thompson St Decatur Multifamily Opportunity
Positioned for steady renter demand and pricing discipline in a rural B-rated neighborhood, this 2005-vintage, 22-unit asset benefits from moderate rent burdens and a tenant base supported by regional employment, according to WDSuite’s CRE market data.
Livability indicators point to balanced, small-town dynamics with daily conveniences nearby. Amenities score competitive among the 561 Fort Worth–Arlington–Grapevine neighborhoods, with cafes, groceries, parks, and restaurants tracking around or modestly above national medians. Average school ratings are near the national midpoint; investors should underwrite tenant preferences accordingly rather than relying on school-driven premium.
The neighborhood occupancy metric is 85.3% (for the neighborhood, not the property), signaling some vacancy risk relative to tighter submarkets. At the same time, neighborhood renter concentration is measured at 27.2% of housing units being renter-occupied, while within a 3-mile radius renter-occupied share is 35.8%. For multifamily, that split suggests a defined but not saturated tenant pool and potential to pull demand from surrounding areas with limited rental options.
Home values and incomes sit close to national medians, and the rent-to-income profile trends favorable for retention and lease management. With the asset’s 2005 construction against an average neighborhood vintage from 1989, the property is relatively newer than much of the local stock—typically supporting competitive positioning versus older assets while still warranting routine system updates over the hold.
Neighborhood-level crime data were not available in this dataset from WDSuite for a rank or percentile comparison. Investors commonly contextualize safety by reviewing multi-year city and county trend lines, property-level incident reports, and resident feedback, then aligning security measures and insurance underwriting with observed patterns.
Regional employment access is driven by major corporate offices to the southeast in the Fort Worth–Dallas corridor, supporting workforce tenants who prioritize value and commute trade-offs. The following employers illustrate the demand base reachable by car from Decatur.
- Parker Hannifin Corporation — industrial manufacturing (33.8 miles)
- Stryker — medical technology (35.2 miles)
- D.R. Horton — homebuilding (35.7 miles) — HQ
- Gamestop — retail & corporate services (36.9 miles) — HQ
- Xerox Corporation — business services (38.4 miles)
This 22-unit, 2005-built property offers relative age advantage versus an older neighborhood baseline, positioning it to compete on finishes and systems while requiring targeted capital planning rather than full-scale repositioning. The surrounding neighborhood shows measured renter demand: renter-occupied share at the neighborhood level is lower than urban cores, but within a 3-mile radius the renter pool is deeper, and rent-to-income conditions indicate manageable affordability pressure that can support lease retention. Based on CRE market data from WDSuite, neighborhood occupancy is softer than many metro peers, so underwriting should prioritize conservative lease-up and renewal assumptions with a focus on durable tenant profiles.
Forward-looking demographics within a 3-mile radius point to population growth and a notable increase in households, alongside a forecast shift toward smaller household sizes—factors that can expand the renter base and support occupancy stability if product-market fit is maintained. Moderate ownership costs in the area suggest a balanced landscape: some households will opt for ownership, but elevated incomes and projected rent growth create room for disciplined revenue management.
- 2005 vintage provides competitive positioning versus older local stock with targeted capex needs
- Renter pool supported by 3-mile demand and favorable rent-to-income dynamics for retention
- Household and population growth within 3 miles bolster long-run leasing fundamentals
- Proximity to major regional employers underpins workforce housing demand
- Risks: neighborhood-level occupancy is softer; potential competition from ownership requires disciplined pricing and tenant quality controls