| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Poor |
| Demographics | 46th | Poor |
| Amenities | 43rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1402 Mockingbird Ln, Olney, TX, 76374, US |
| Region / Metro | Olney |
| Year of Construction | 1990 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1402 Mockingbird Ln, Olney TX — 44-Unit Multifamily Opportunity
Neighborhood occupancy has trended upward in recent years with a moderate base of renter-occupied housing, according to WDSuite’s CRE market data, supporting a steady leasing profile for workforce-oriented units.
Positioned in a Rural neighborhood of Olney within Young County, the property benefits from everyday conveniences while retaining small-market stability. Neighborhood amenities skew practical: pharmacies rank strongest locally (competitive among 9 Young County neighborhoods), restaurants are above the metro median, while cafes and parks are limited. For investors, this mix suggests reliable daily needs are close at hand, but lifestyle amenities are thinner than in larger Texas metros.
Schools benchmark well versus peers, with the neighborhood performing above the metro median and in the top quartile nationally on average school ratings. That can help family retention and modestly support occupancy stability for two- and three-bedroom product, even as broader amenity depth remains lighter.
The area’s housing stock is older on average (1970), while this asset’s 1990 vintage is newer than typical nearby product. That positioning can be competitive against older properties, though investors should still plan for system updates and selective renovations to meet current renter expectations.
Renter-occupied units account for roughly one-third of neighborhood housing, indicating a meaningful—but not dominant—tenant base for multifamily demand. Demographic statistics within a 3-mile radius point to a smaller-market profile with modest household sizes and a gradually aging population; together these trends support stable, needs-based rental demand rather than rapid lease-up dynamics. Home values are relatively low for Texas, which can introduce some competition from ownership options, but rent-to-income metrics suggest limited affordability pressure, reinforcing retention and reducing turnover risk for well-managed assets.
Safety indicators present a mixed but manageable picture. Compared with neighborhoods nationwide, the area scores in the upper half for safety overall and reaches top-tier levels on violent-offense benchmarks, indicating comparatively favorable conditions at the national scale. Within Young County, however, crime ranks suggest this neighborhood trends weaker than several nearby peers, so owners should calibrate onsite practices and lighting/security standards accordingly.
Recent patterns show improvement in violent incidents alongside a short-term uptick in property-related offenses. For investors, this argues for routine monitoring and pragmatic loss-prevention measures rather than assuming persistent deterioration or uninterrupted improvement.
Employment access skews regional, with commuting links to manufacturing and building-materials operations that can support workforce housing demand and lease retention for price-conscious renters. Notable nearby employer:
- Owens Corning — building materials (43.4 miles)
This 44-unit, 1990-vintage asset sits newer than much of the surrounding housing stock, creating a practical upgrade story versus older competitors while remaining aligned with workforce pricing. Neighborhood occupancy has firmed over the past five years, and the renter-occupied share provides a stable tenant base for needs-driven units. Low ownership costs in the area can be a head-to-head alternative, but rent-to-income dynamics indicate manageable affordability pressure that supports retention and disciplined rent management, based on CRE market data from WDSuite.
The livability profile is anchored by everyday services and above-median school performance locally, with national comparisons indicating solid safety on violent-offense measures. Investors should plan for targeted capital to modernize interiors and building systems, while leveraging price-sensitive demand and steady occupancy to drive durable NOI.
- Newer-than-neighborhood stock (1990) offers competitive positioning and value-add potential.
- Upward-trending neighborhood occupancy supports leasing stability for workforce units.
- Everyday services and above-median local schools aid resident retention and family appeal.
- Balanced renter concentration and favorable rent-to-income metrics support steady rent collections.
- Risks: thinner amenity depth, regional commuting patterns, and monitoring needed for property-offense trends.