| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 40th | Fair |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 540 E Bethany Dr, Allen, TX, 75002, US |
| Region / Metro | Allen |
| Year of Construction | 1984 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
540 E Bethany Dr, Allen TX Multifamily Investment
Neighborhood renter concentration and service-oriented amenities point to a durable tenant base, while the propertys 1984 vintage suggests value-add potential, according to WDSuites CRE market data.
Rated B and ranked 439 out of 1,108 within the DallasPlanoIrving metro, the area is competitive among DallasPlanoIrving neighborhoods. Grocery access is a relative strength (nationally high percentile), and restaurants and pharmacies are also well represented, while cafes and parks are limited in the immediate vicinity. For investors, this mix supports daily convenience for residents even if discretionary lifestyle amenities may be thinner nearby.
The neighborhoods housing stock skews newer than the subject property (average construction year 1998 versus the assets 1984). That age gap can translate into renovation and systems modernization opportunities to improve competitive positioning and rents versus newer comparables, with capital planning an important consideration.
Renter-occupied housing accounts for a higher-than-average share locally (about two-fifths of units; above the national median by percentile), indicating depth in the tenant base that can support leasing velocity and reduce downtime. Neighborhood multifamily occupancy trends are around the upper-80s, suggesting generally stable demand, though not top-tier tightness.
Within a 3-mile radius, demographics show population growth and an expanding household base over the last five years, with projections indicating additional gains and slightly smaller average household sizes. This points to a larger renter pool over time and supports occupancy stability. Median contract rents in the 3-mile area have risen meaningfully, while a moderate rent-to-income profile in the immediate neighborhood implies manageable affordability pressure that can aid retention.
School ratings in the neighborhood track below national averages, which may temper appeal for some family renters; however, childcare availability is comparatively strong by national percentile. Home values sit near national mid-range levels, which can sustain renter reliance on multifamily housing without creating outsized ownership competition.
Comparable, metro-benchmarked crime data for this specific neighborhood is not available in the current WDSuite dataset. Investors typically contextualize safety using multi-year, neighborhood and city trends along with on-the-ground diligence, rather than block-level snapshots. Consider pairing metro-wide comparisons with property-level measures (lighting, access control) when underwriting risk.
Proximity to major employers supports weekday traffic and leasing durability, with a strong base in telecom, defense/aerospace, electronics, and consumer goods reflected below.
- AT&T Datacenter telecom infrastructure (1.01 miles)
- Raytheon Company defense & aerospace offices (1.98 miles)
- Raytheon defense & aerospace offices (5.90 miles)
- Avnet Electronics electronics distribution (6.42 miles)
- Dr Pepper Snapple Group consumer beverages (7.82 miles) HQ
This 32-unit asset offers a balanced thesis of demand depth and modernization upside. The neighborhood is competitive within the DallasPlanoIrving metro, with reliable daily amenities and a renter-occupied share above the national median by percentile, supporting tenant base depth and leasing resilience. The propertys 1984 vintage is older than the neighborhoods late-1990s average, creating a clear value-add path through interior refreshes and building systems updates, while neighborhood occupancy in the upper-80s reinforces steady but not overheated conditions. Based on commercial real estate analysis from WDSuite, nearby conveniences and employer access help underpin retention.
Within a 3-mile radius, population and households have expanded and are projected to continue growing, with slightly smaller household sizes that can add to multifamily demand. Median rents have risen alongside strong area incomes, suggesting capacity for measured rent growth with attention to affordability management to sustain retention.
- Competitive neighborhood within the metro with strong daily amenities and employer proximity supporting leasing stability
- 1984 vintage provides value-add and capital improvement levers versus newer local stock
- Above-median renter-occupied share indicates a deep tenant base and supports occupancy
- 3-mile population and household growth point to ongoing renter pool expansion
- Risks: below-average school ratings and limited parks/cafes may narrow some family demand; capex required to modernize older systems