| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 40th | Fair |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 544 E Bethany Dr, Allen, TX, 75002, US |
| Region / Metro | Allen |
| Year of Construction | 1984 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
544 E Bethany Dr, Allen TX — 32-Unit Value-Add Opportunity
Neighborhood occupancy trends are stable and renter-occupied housing is meaningful at the area level, according to WDSuite’s CRE market data, supporting a durable tenant base for a 32-unit asset in Allen’s inner-suburban setting.
This inner-suburban Allen location sits within the Dallas–Plano–Irving metro and rates B overall across 1,108 metro neighborhoods. Amenity access is mixed: grocery options score in the national top quartile and restaurants are competitive nationally, while parks and cafes are limited locally. For investors, that combination supports daily convenience without relying on destination retail.
At the neighborhood level, renter-occupied housing comprises roughly two-fifths of units, indicating a meaningful renter concentration that helps sustain multifamily demand and leasing velocity. Neighborhood occupancy is near the metro middle, suggesting steady but competitive leasing conditions rather than overheated tightness. Median contract rents in the neighborhood sit above the national midrange, and the rent-to-income relationship indicates manageable affordability pressure, which can aid retention and reduce turnover risk.
Schools in the surrounding area benchmark below national midranges on average, which may temper appeal for some family renters; however, abundant childcare options (top decile nationally) and strong grocery access (92nd percentile) offset with daily-life convenience. Compared with other Dallas–Plano–Irving neighborhoods, overall amenity rank (220 out of 1,108) is above the metro median, signaling a practical location for workforce-oriented renters.
Vintage considerations matter: the property was built in 1984, while the neighborhood’s average construction year is 1998. The older vintage points to potential capital expenditures and value-add scope to modernize finishes and systems, improving competitive positioning against newer nearby stock.
Demographic statistics within a 3-mile radius show population and household growth over the past five years, with further increases forecast. Rising median household incomes alongside projected rent growth suggest a larger tenant base with capacity to absorb moderate rent steps, supporting occupancy stability over a multi-year hold, based on CRE market data from WDSuite.
Neighborhood-level crime ranks and percentiles are not available in the current WDSuite dataset for this location. Investors commonly benchmark safety using city and county sources, police department releases, and multi-year trends to understand relative performance within the Dallas–Plano–Irving metro.
Given the absence of comparable ranking data, a prudent approach is to evaluate multi-year trend direction, compare against metro averages, and incorporate property-level measures (lighting, access controls) into underwriting rather than relying on single-year snapshots.
- AT&T Datacenter — telecom data center (1.0 miles)
- Raytheon Company — defense & aerospace (2.0 miles)
- Dr Pepper Snapple Group — beverage (7.9 miles) — HQ
- General Dynamics — defense & aerospace offices (8.0 miles)
- Alliance Data Systems — marketing & payments (8.9 miles) — HQ
Proximity to major employers supports commuter convenience and broad renter demand, with a mix of telecom infrastructure, defense/aerospace, consumer brands, and corporate services nearby: AT&T Datacenter, Raytheon Company, Dr Pepper Snapple Group, General Dynamics, and Alliance Data Systems.
544 E Bethany Dr offers a 32-unit footprint in an Allen neighborhood with practical amenity access and a meaningful renter base. The property’s 1984 construction is older than the neighborhood’s average vintage, creating clear value-add and system-upgrade opportunities to enhance competitiveness versus newer stock. Neighborhood occupancy trends sit around the metro middle, positioning the asset for steady leasing with active management.
Within a 3-mile radius, population and household counts have expanded and are projected to grow further, pointing to a larger tenant base and support for occupancy stability. Income growth outpacing rents and a moderate rent-to-income relationship suggest room for disciplined pricing while maintaining retention. According to CRE market data from WDSuite, neighborhood-level renter concentration provides depth for multifamily demand, while ownership costs remain high enough to sustain reliance on rental options in this part of Collin County.
- Older 1984 vintage creates value-add and capital planning levers to close the gap with newer competitive stock.
- Growing 3-mile population and households expand the tenant base and support occupancy stability.
- Renter-occupied share at the neighborhood level underpins demand depth and leasing velocity.
- Practical amenity mix (strong grocery/childcare access) suits workforce renters and day-to-day needs.
- Risks: below-average school ratings and limited parks/cafes may temper family appeal; older systems may require capex.