| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 51st | Poor |
| Amenities | 23rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 301 N Winters Furr, Johnson City, TX, 78636, US |
| Region / Metro | Johnson City |
| Year of Construction | 1990 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
301 N Winters Furr Johnson City Multifamily Opportunity
Renter concentration in the neighborhood is higher than most U.S. areas while ownership costs trend elevated for the region, supporting steady tenant demand according to WDSuite’s CRE market data. Occupancy trends show room to capture lease-up and retention upside with disciplined operations and market-fit renovations.
This Johnson City location offers small-town stability with access to core amenities. Grocery availability ranks competitive among 11 Blanco County neighborhoods, and restaurants per square mile also perform above the metro median, though parks, pharmacies, cafes, and childcare options are limited. For schools, average ratings sit above national norms (around the 70th percentile), which can support family-oriented renter demand, based on CRE market data from WDSuite.
The neighborhood skews toward renter households, with a renter-occupied share higher than most U.S. neighborhoods (nationally high percentile), implying a deeper tenant base and a wider pool for renewals. Neighborhood occupancy is below top-tier performing areas locally, suggesting some vacancy headroom that professional management can target through unit finishes, pricing discipline, and service consistency.
Home values are elevated relative to local incomes (value-to-income ratio in a top national percentile), indicating a high-cost ownership market that can sustain reliance on rentals and bolster lease retention. At the same time, median contract rents benchmark below national midpoints, and rent-to-income levels track on the lower side nationally, which can reduce affordability pressure and support collections and duration.
Within a 3-mile radius, demographic statistics indicate modest household sizes and income levels below national averages, pointing to workforce housing dynamics. For investors, this combination supports demand for efficient floor plans and durable finishes while maintaining competitive asking rents relative to nearby ownership costs.
Comparable crime data for this neighborhood is limited in WDSuite at the time of analysis. Investors commonly benchmark perceived safety against county and regional trends, property-level security measures, and visibility to services, rather than relying on block-level claims.
A practical underwriting approach is to compare recent leasing velocity, renewal behavior, and management policies with similar Blanco County assets, and to monitor local trend indicators over multiple periods to understand directionality rather than a single snapshot.
Regional employment access supports workforce renter demand, with commutable corporate nodes anchored by State Farm Insurance, New York Life, Whole Foods Market, Oracle, and Coca-Cola. This employer mix can aid retention for residents with flexible commute tolerances.
- State Farm Insurance — insurance offices (31.9 miles)
- New York Life — insurance offices (36.4 miles)
- Whole Foods Market — corporate offices (38.8 miles) — HQ
- Coca-Cola — corporate offices (40.8 miles)
- Oracle Waterfront — technology/corporate offices (40.8 miles)
This 20-unit asset was built in 1990, making it slightly newer than the neighborhood’s average vintage. That positioning can be competitive versus older local stock while still offering value-add potential through system updates, in-unit modernization, and common-area improvements. According to CRE market data from WDSuite, the neighborhood shows a relatively high renter concentration and a high-cost ownership environment, both supportive of a durable tenant base.
Occupancy at the neighborhood level leaves some room for operational gains, suggesting upside via thoughtful renovations and revenue management rather than relying solely on market growth. Lower rent-to-income ratios compared with national levels can help support collections and lease duration, while elevated home values relative to incomes reinforce reliance on multifamily. Key risks include smaller-market depth and limited nearby amenities, which place a premium on asset quality, service, and targeted marketing.
- 1990 vintage offers modernization and value-add potential versus older local stock
- High renter-occupied share supports a larger tenant base and renewal pool
- Elevated ownership costs sustain demand for rentals and aid retention
- Neighborhood occupancy suggests execution-driven upside via leasing, finishes, and pricing
- Risks: smaller-market depth and limited amenities require disciplined operations and marketing