| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Good |
| Demographics | 27th | Poor |
| Amenities | 42nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1013 Douglass Rd, Nacogdoches, TX, 75964, US |
| Region / Metro | Nacogdoches |
| Year of Construction | 1972 |
| Units | 55 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1013 Douglass Rd Nacogdoches Multifamily Value-Add Play
Positioned in an inner-suburban pocket of Nacogdoches with a high renter concentration at the neighborhood level, this 55-unit asset offers durable tenant demand and operational upside, according to WDSuite’s CRE market data.
The surrounding neighborhood rates B+ and is competitive among Nacogdoches neighborhoods (ranked 9 out of 31), signaling balanced fundamentals for workforce housing. Neighborhood occupancy trends are steady but not tight, so leasing velocity likely hinges on execution and product positioning rather than pure scarcity.
Renter-occupied housing represents a majority share at the neighborhood level, indicating depth in the tenant base and support for multifamily absorption and renewal activity. Within a 3-mile radius, demographics show recent population growth and a larger share of younger adults, which points to a larger tenant base and continued renter pool expansion. Forward-looking 3-mile projections indicate more households and smaller average household sizes, which typically supports multifamily demand and occupancy stability.
Local amenities are serviceable for day-to-day needs. Grocery access is competitive within the metro (rank 9 of 31), and restaurants score above the national midpoint. Childcare availability trends above national norms, while parks register favorably within the metro. School ratings, however, trail national benchmarks, which can influence family renter preferences and unit mix strategy.
From a pricing and affordability lens, neighborhood median contract rents sit below national levels yet have trended upward over five years. Rent-to-income ratios are relatively modest, which may offer measured pricing headroom, while the area’s high-cost ownership market relative to local incomes (value-to-income ratio above national median) tends to reinforce reliance on rental housing—supporting retention and stable occupancy when product is maintained and appropriately positioned.
Vintage implications: The property’s 1972 construction is older than the neighborhood’s average vintage (1990). That age gap suggests planning for capital expenditures and selective renovations to remain competitive, capture value-add upside, and manage operating risk against newer stock.
Comparable, block-level crime metrics for this neighborhood are not available in the current WDSuite dataset. Investors commonly benchmark safety by triangulating property-level incident history, management feedback, and nearby comp assets, and by reviewing city and county trend reports to understand how the area compares to broader regional patterns.
1013 Douglass Rd offers a pragmatic value-add thesis in an inner-suburban Nacogdoches location with a renter-heavy neighborhood and steady, execution-driven occupancy dynamics. The 1972 vintage points to targeted capex and modernization opportunities to sharpen competitive positioning against newer stock. Within a 3-mile radius, recent population growth and an increase in households—alongside projections for further household gains—support a larger tenant base and leasing durability. Based on CRE market data from WDSuite, neighborhood rents remain comparatively low with manageable rent-to-income levels, creating room for measured revenue optimization when paired with upgrades and disciplined operations.
Counterweights include softer school ratings, occupancy that relies on effective management rather than structural scarcity, and the ongoing need to calibrate pricing to local incomes. Executing a focused renovation plan, aligning unit finishes with renter expectations, and emphasizing day-to-day livability factors should position the asset to capture demand and improve retention.
- Renter-heavy neighborhood and growing 3-mile household base support a deeper tenant pool and renewal potential.
- 1972 vintage enables value-add through selective interior and systems updates to enhance competitiveness.
- Below-national rent levels and modest rent-to-income ratios allow room for disciplined revenue management.
- Amenity access suitable for daily needs; grocery and dining are relatively competitive within the metro.
- Risks: school ratings trail norms; occupancy depends on execution; older systems require ongoing capex planning.