Village Creek

Commerce, TX

Info For Buyers

Overview

Summary

Address 2231 Live Oak St, Commerce, TX 75428
Price Market
# Units 100
Rentable SF 86,000 SF
Year Built 1973

Village Creek Apartments is a renovated 100-unit multifamily community located in Commerce, TX in Hunt County, part of the Dallas metro area. Built in 1973 and situated on 7.05 acres, the property is improved with 12, one- and two-story clusters of buildings with pier and beam foundations, wood framing, and pitched metal roofs. All units are individually metered for electricity and feature updated individual HVAC units and hot water heaters. Village Creek offers a variety of spacious floor plans including one-bedroom units and two- and three-bedroom townhouse-style residences. Amenities include fully equipped kitchens, large individually locking bedrooms, and faux hardwood flooring. Common area amenities include a swimming pool, clubhouse, and a management office. Texas A&M University-Commerce, now named East Texas A&M, is within walking distance.

In 2014 Village Creek received $3.75 million in capital improvements. Interior improvements consisted of flooring, electrical fixtures, plumbing fixtures, water heaters, appliance package, paint, cabinets, hardware, and window coverings. On the exterior, the property received new roofs, HVACs, electric metering, paint, and exterior repairs. In addition, community amenities added to the property include a new pool, basketball court, dog park, parking lot, signage, and landscaping.

Prime Location with Growing Demand: Situated directly across from East Texas A&M, the fastest-growing public university in Texas (12.5% enrollment increase in 2023). Strong application growth (+15% from pre-pandemic levels) ensures sustained demand for student housing.

Strong Occupancy and Rent Growth: Commerce market rents have grown 5.77% year-over-year. Student housing occupancy is robust nationally at 94.5% for the '24-'25 school year, with a 5.8% rent growth over the past 12 months.

Stable Asset with Immediate Cash Flow: Village Creek offers a 8% in-place cap rate and averages 93% occupancy over the past six years. A 5-year hold projects a 14% average cash-on-cash return.

Value-Add Potential: Addressing operational inefficiency for August rents could immediately boost income, adding $410k in value. Reserved parking opportunities could add $171k in value.

Rental Upside: Significant potential to increase revenue by addressing one-bedroom unit demand ($65 premium) and optimizing by-the-bed pricing for two- and three-bedroom units.

Low Competitive Supply: Besides rents being too low in Commerce to justify new construction, National construction activity for student housing has decreased by 5%, underscoring a favorable supply-demand balance in the market.