| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Good |
| Demographics | 75th | Best |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4350 Trinity Mills Rd, Dallas, TX, 75287, US |
| Region / Metro | Dallas |
| Year of Construction | 1993 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4350 Trinity Mills Rd Dallas 20-Unit Multifamily Opportunity
Neighborhood renter demand is supported by strong amenity access and a renter-occupied housing share that trends above many peers, according to WDSuite’s CRE market data.
This Inner Suburb location in the Dallas–Plano–Irving metro is competitive among local peers for overall livability (ranked 231 of 1,108 metro neighborhoods), with grocery and dining density that stands out nationally. Grocery access sits in the 99th percentile and restaurants in the 93rd percentile nationwide, providing convenience that typically supports leasing and retention for workforce and professional renters.
The property’s 1993 vintage is newer than the neighborhood’s average construction year (1984). For investors, this generally implies fewer near-term system replacements than older 1970s–1980s product, while still leaving room for targeted value-add upgrades to modern interiors and common areas to improve competitive positioning.
At the neighborhood level, renter concentration is in the top quintile nationally, indicating deeper tenant pools and consistent multifamily demand. By contrast, neighborhood occupancy trends are below the metro median, suggesting operators should prioritize marketing, amenity alignment, and renewal strategies to sustain stabilization.
Within a 3-mile radius, demographics indicate a larger tenant base over time: population grew recently with households up about five percent, and forecasts point to further population growth and a sizable increase in households. This combination often supports absorption and helps maintain occupancy, particularly for well-managed Class B assets. School ratings are around the national middle (average 3.0/5), which is serviceable for renters prioritizing commute and convenience. Parks access is strong (92nd percentile nationally), while cafes, childcare, and pharmacies are sparse locally, which may shift some convenience trips to nearby corridors.
Home values in the neighborhood are elevated versus national norms (83rd percentile) with a high value-to-income ratio (85th percentile). In practice, this high-cost ownership market tends to reinforce reliance on multifamily housing and can support pricing power, while the neighborhood’s rent-to-income positioning suggests measured affordability pressure that benefits lease retention.
Safety metrics for the neighborhood track below national norms (around the 22nd percentile nationally). Compared with other areas in the Dallas–Plano–Irving metro, the neighborhood sits in the lower tier (ranked 875 of 1,108), indicating investors should underwrite with conservative assumptions for security measures and potential operating expenses related to safety.
Recent year-over-year trends show estimated increases in both violent and property offenses at the neighborhood level. While these are neighborhood-wide indicators rather than property-specific, prudent planning may include lighting, access controls, and community management to support resident confidence and retention.
Proximity to corporate offices provides a diversified employment base and commute convenience that can bolster renter demand and renewal rates. Notable nearby employers include Costco’s regional office, St. Jude Medical, Yum China, Hewlett Packard Enterprise, and Dr Pepper Snapple Group.
- Costco Regional Office — retail corporate office (2.5 miles)
- St Jude Medical — medical devices (5.8 miles)
- Yum China Holdings — restaurant group (5.9 miles) — HQ
- Hewlett Packard Enterprise — enterprise technology (6.0 miles)
- Dr Pepper Snapple Group — beverages (6.3 miles) — HQ
This 20-unit, 1993-vintage asset benefits from strong location fundamentals: nationally competitive amenity access (groceries and dining), high renter concentration, and an Inner Suburb setting near major employment nodes. Within a 3-mile radius, recent population and household growth—with additional expansion forecast—points to a larger tenant base that can support occupancy and rent rolls. Elevated home values relative to incomes suggest a high-cost ownership market, which typically sustains multifamily demand. According to CRE market data from WDSuite, neighborhood occupancy trends sit below the metro median, so execution will rely on active leasing, renewal management, and selective upgrades.
Relative to older local stock, the 1993 vintage can reduce near-term capital intensity, while targeted renovations can capture value-add upside. Investors should also weigh neighborhood safety metrics that trail national averages and plan for appropriate property-level security and resident engagement to support retention.
- Inner Suburb location with top-tier grocery and dining access supporting leasing velocity
- 1993 vintage offers relative competitiveness vs. older stock with value-add potential
- High renter concentration and growing 3-mile household base expand the tenant pool
- Elevated ownership costs reinforce reliance on rentals, aiding pricing power and retention
- Risks: below-metro occupancy and weaker safety metrics call for strong operations and security planning