| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 50th | Fair |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17708 Dickerson St, Dallas, TX, 75252, US |
| Region / Metro | Dallas |
| Year of Construction | 1986 |
| Units | 37 |
| Transaction Date | 2011-06-23 |
| Transaction Price | $787,500 |
| Buyer | H & M MCCALLUM OAKS LP |
| Seller | J & L MCCALLUM OAKS LLC |
17708 Dickerson St, Dallas TX Multifamily Investment
Positioned in a renter-driven pocket of North Dallas with high-cost homeownership supporting multifamily demand, according to WDSuite’s CRE market data. Expect stable leasing potential from a large nearby workforce alongside room to compete on product and management.
This Urban Core neighborhood sits above the national median on housing fundamentals and offers practical conveniences that matter for renters. Grocery access is a relative strength — the area performs in the top quartile nationally for grocery density — while restaurants are above the national median. By contrast, cafes, parks, and pharmacies are sparse locally, so on-site amenities and activation can be a differentiator for leasing.
Renter concentration in the neighborhood is high, with a large share of housing units renter-occupied (well above the national median and competitive among Dallas-Plano-Irving neighborhoods). For investors, that depth of the tenant base supports demand resilience and day-to-day leasing velocity.
Home values are elevated versus national norms and the value-to-income ratio sits in the top decile nationally, signaling a high-cost ownership market. In practice, that dynamic tends to sustain reliance on rental housing, which can aid pricing power and lease retention for well-managed properties.
Neighborhood occupancy levels are weaker relative to the metro (ranked below the metro median among 1,108 Dallas-Plano-Irving neighborhoods and in the lower quintile nationally). This points to a competitive leasing environment where asset quality, unit finishes, and management execution matter. The property’s 1986 vintage is slightly newer than the neighborhood average (1982), offering some competitive positioning versus older stock, though targeted modernization may still be prudent for systems and interiors.
Within a 3-mile radius, demographics indicate a growing renter pool: recent population growth is positive with further expansion projected by 2028, households are set to increase meaningfully, and median household incomes are high and rising. Contract rents in the 3-mile area have grown and are forecast to increase further, which supports revenue growth potential, while also calling for attentive affordability and lease management to mitigate retention risk.
Safety metrics in the neighborhood trend below the national median and below the metro median among 1,108 Dallas-Plano-Irving neighborhoods, indicating investors should underwrite with awareness of localized risk. Nationally, the area sits in the lower third for both violent and property offense rates. Recent year-over-year changes show modest increases, so maintaining visible security measures and resident engagement can help support retention and operational stability.
For context, these indicators are comparative and neighborhood-level, not property-specific. Many Dallas subareas reflect block-to-block variation; operators often offset such dynamics with lighting, access control, and community programming as part of standard best practices.
Proximity to major employers anchors weekday traffic and broadens the renter pipeline, with a mix of retail operations, defense & aerospace, life sciences, and semiconductors within a short drive.
- Costco Regional Office — retail operations (4.1 miles)
- General Dynamics — defense & aerospace offices (4.2 miles)
- Thermo Fisher Scientific — life sciences (4.5 miles)
- Raytheon — defense & aerospace offices (4.9 miles)
- Texas Instruments — semiconductors (5.5 miles) — HQ
The asset’s location benefits from a high renter-occupied housing share and a high-cost ownership backdrop, supporting multifamily demand. Within a 3-mile radius, population and household counts are growing with strong income profiles, and rents have trended upward with additional increases forecast — factors that can underpin revenue growth if paired with disciplined affordability and retention strategies. According to CRE market data from WDSuite, the neighborhood’s grocery access outperforms national norms while occupancy is softer locally, emphasizing the importance of superior operations and unit differentiation.
Built in 1986, the property is slightly newer than the neighborhood average stock and may compete effectively against older assets with targeted modernization. The average unit size skews compact, which can appeal to value-conscious renters and workforce talent seeking efficient layouts near employment centers. Underwriting should account for neighborhood safety that trails national medians and the need to manage through a competitive leasing environment.
- Renter demand supported by high renter-occupied share and elevated ownership costs
- 3-mile demographics show population and household growth with strong incomes, supporting a larger tenant base
- Upward rent trajectory with grocery access strength offers potential for pricing power with prudent lease management
- 1986 vintage and compact unit mix can compete with older stock; targeted updates may enhance yields
- Risks: below-metro occupancy and safety metrics require strong operations, security, and resident retention focus