| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 36th | Fair |
| Demographics | 38th | Poor |
| Amenities | 51st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 101 Logans Pointe Dr, Mount Vernon, TX, 75457, US |
| Region / Metro | Mount Vernon |
| Year of Construction | 2003 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
101 Logans Pointe Dr Mount Vernon Multifamily Investment
Neighborhood occupancy sits in the mid-80% range with a renter-occupied share around one-third of housing units, according to WDSuite’s CRE market data. For investors, that points to a stable tenant base supported by steady local services and schools rather than transient demand.
Mount Vernon’s neighborhood shows balanced livability for workforce renters. Amenities such as parks, pharmacies, groceries, and restaurants rank competitively within Franklin County (1 of 8 in several categories), while national standings land around the middle of the pack. Schools test well relative to peers, with the average rating in the top quartile nationally, which can aid leasing velocity and retention for family-oriented properties.
The property’s 2003 construction is newer than the neighborhood’s average vintage from the 1970s, offering a relative advantage versus older stock. Investors should still plan for systems updates typical of early-2000s assets, but the age profile supports positioning against legacy properties that may require heavier capital programs.
Unit tenure data indicates that roughly a third of local housing units are renter-occupied, which supports depth for multifamily demand without oversaturation. Neighborhood occupancy has trended slightly higher in recent years and sits near the metro middle (ranked 4 of 8), suggesting stable operations with room to improve through management and targeted upgrades.
Within a 3-mile radius, population has edged down over the past five years while average household size increased, implying larger households even as the resident count softened. For investors, this dynamic can still support consistent renter demand, particularly for larger floor plans, with lease stability reinforced by moderate rent-to-income levels. These readings align with multifamily property research signals that point to steady, needs-based tenancy rather than speculative growth.
Ownership costs are relatively accessible in this market, which can introduce some competition with entry-level homeownership. Even so, moderate rents and serviceable amenities (grocery, parks, childcare) provide practical reasons for households to remain in rentals, supporting retention and reducing turnover risk.
Comparable, neighborhood-level crime data is limited for this location. In the absence of complete statistics, investors typically benchmark against county and rural Texas patterns and prioritize property-level measures (lighting, access control, and resident engagement) to support leasing and retention. Trend comparisons should focus on multi-year movement rather than single-period readings to avoid over- or under-stating risk.
This 100-unit, 2003-vintage asset stands newer than the neighborhood’s 1970s average, offering competitive positioning versus older stock while leaving scope for targeted value-add (exteriors, interiors, and common-area refreshes). Neighborhood occupancy is around the metro middle and has improved modestly, and the renter-occupied share near one-third indicates a durable, needs-driven tenant base rather than a transient pool.
Homeownership is relatively accessible in this market, which can pressure rent growth at the margins, but moderate rent-to-income and steady local amenities support retention and day-to-day leasing. According to CRE market data from WDSuite, local services (parks, pharmacies, groceries, childcare) rank competitively within Franklin County, and school quality tests above national medians — factors that tend to stabilize family-oriented demand and support occupancy.
- Newer 2003 vintage versus local 1970s stock supports competitive positioning and lighter near-term capex.
- Neighborhood occupancy near the metro middle with recent improvement provides a base for operational upside.
- Renter-occupied share around one-third signals a stable tenant base and consistent leasing.
- Local services and school performance support family-oriented demand and retention.
- Risk: Accessible ownership options can compete with rentals, requiring disciplined pricing and amenity strategy.