| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Best |
| Demographics | 55th | Best |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1136 N Newsom St, Mineola, TX, 75773, US |
| Region / Metro | Mineola |
| Year of Construction | 1993 |
| Units | 74 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1136 N Newsom St, Mineola TX Multifamily Investment
Neighborhood occupancy is about 95%, signaling steady renter demand and leasing stability, according to WDSuite’s CRE market data. Moderately priced rents in this Inner Suburb setting support retention while giving room for disciplined revenue management.
Mineola’s neighborhood context scores well for everyday needs: grocery and pharmacy access rank near the top among 29 metro neighborhoods, placing the area competitive at the metro level and around the middle nationally. Restaurant and cafe density also trends above national midpoints, offering adequate amenity coverage for residents without relying on long commutes.
Occupancy in the surrounding neighborhood is strong at 94.8% (top tier within the metro, rank 2 of 29; about the 70th percentile nationally), which supports a stable baseline for collections and renewals. The share of renter-occupied housing units is elevated (rank 1 of 29; roughly the mid-80s percentile nationally), indicating a deeper tenant base for multifamily product relative to many peer neighborhoods.
Home values have risen meaningfully over the last five years and the value-to-income ratio sits high compared with national norms (around the low-80s percentile), suggesting a high-cost ownership market locally. For investors, that context tends to sustain rental demand and can support pricing power when paired with prudent lease management. Median contract rents in the neighborhood remain toward the lower national third, which can aid lease-up and reduce turnover friction while still allowing for targeted upgrades.
Demographic indicators aggregated within a 3-mile radius point to recent population growth and slightly smaller average household sizes over the last five years, both of which expand the renter pool and can support occupancy stability. Average school ratings are above the metro median (rank 2 of 29; roughly the 70th percentile nationally), which can assist retention for family renters and broaden the appeal to a wider tenant mix.
Neighborhood safety should be evaluated comparatively across time and geographies. Specific crime ranks and rates are not available for this location in WDSuite’s dataset at this time, so investors may wish to triangulate with regional benchmarks and property-level history to assess trend direction and relative positioning.
As with any submarket, prudent underwriting would incorporate local law enforcement trend reports, insurance loss runs, and property management records to gauge operational implications such as security measures, premiums, and resident retention.
- State Farm Insurance — insurance services (43.4 miles)
The area serves primarily as workforce housing tied to regional employers, with commuting access to larger corporate nodes supporting leasing durability for residents willing to travel for work. Notable nearby employer includes:
The neighborhood exhibits durable demand drivers: occupancy is high relative to the metro, renter concentration is elevated, and ownership remains comparatively costly versus local incomes, which together reinforce the case for steady tenancy and manageable turnover. Median rents track below national midpoints, offering a pragmatic entry point for value-focused positioning while still leaving room for operational improvements and selective renovations. These dynamics, based on commercial real estate analysis from WDSuite, point to a balanced risk-reward profile for long-term holders.
Forward-looking fundamentals are supported by modest population growth within a 3-mile radius and increasing housing units per person, which can translate into a larger tenant base over time. Investors should plan for disciplined expense management and thoughtful capital planning to maintain competitiveness and capture measured rent gains without eroding affordability.
- Strong neighborhood occupancy and elevated renter-occupied share support leasing stability.
- Rents positioned below national midpoints create scope for targeted upgrades and retention.
- High ownership costs relative to incomes sustain rental demand and pricing power.
- Demographic growth within a 3-mile radius expands the tenant base over time.
- Risks: smaller-market employer base and lower household incomes may cap rent growth; limited park access could affect lifestyle appeal.