| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 50th | Fair |
| Amenities | 12th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1009 Gaddy St, Farmersville, TX, 75442, US |
| Region / Metro | Farmersville |
| Year of Construction | 1974 |
| Units | 24 |
| Transaction Date | 1999-09-07 |
| Transaction Price | $626,000 |
| Buyer | SIX T DALLAS ASSCIOATES LLC |
| Seller | FARMERSVILLE LTD |
1009 Gaddy St Farmersville Multifamily Value-Add
Small-format units and Collin County location position this 24-unit asset for workforce-driven demand, according to WDSuites CRE market data. Neighborhood occupancy and renter dynamics should be evaluated alongside proximity to regional job centers to gauge stability.
Farmersville sits on the suburban edge of the Dallas-Plano-Irving metro, offering a quieter setting with car-dependent living. Amenity density is limited (few cafes, parks, and childcare options), so on-site features and efficient property operations can be differentiators for resident retention.
The average construction year in the neighborhood skews newer than this asset (1996 vs. property 2074), which signals potential capital needs and value-add opportunity to modernize interiors and common areas for competitive positioning.
Neighborhood occupancy is below the metro median, so investors should underwrite conservatively for lease-up and renewal assumptions. However, within a 3-mile radius, population increased in recent years and households are projected to continue growing, which expands the local tenant base even as average household size trends slightly lower. These dynamics can support leasing velocity for small, budget-oriented units when supported by disciplined management and pricing.
Schools in the area trend slightly above national norms (average rating around 3 of 5 and in the top quartile among 1,108 Dallas-Plano-Irving neighborhoods), which can bolster long-term neighborhood fundamentals even if family-oriented amenity depth is not a core draw.
Home values in the neighborhood are mid-range for the region, a context that can sustain renter reliance on multifamily housing while still requiring competitive pricing and service quality to maintain occupancy.
Safety indicators compare favorably to national benchmarks overall, with the neighborhood trending above the national median for safety according to WDSuites CRE market data. Recent estimates show a sharp improvement in property offense rates year over year, placing the area in a strong national percentile, while violent incident rates have ticked up and warrant monitoring. Investors should incorporate contemporary comps and trend-aware operating assumptions rather than relying solely on long-run averages.
Regional employment access is a key demand driver for workforce renters here, with commutable reach to defense & aerospace, data infrastructure, homebuilding, electronics distribution, and beverage corporate roles that can support leasing stability.
- Raytheon Company — defense & aerospace offices (16.4 miles)
- AT&T Datacenter — data infrastructure (18.8 miles)
- Avnet Electronics — electronics distribution (21.0 miles)
- D.R. Horton, America's Builder — homebuilding (22.1 miles)
- Dr Pepper Snapple Group — beverages (26.0 miles) — HQ
1009 Gaddy St is a 24-unit, 1974-vintage property with compact average floor plans that cater to value-conscious renters. Based on CRE market data from WDSuite, the immediate neighborhood shows lower-than-metro occupancy and limited amenity depth, but the broader 3-mile radius indicates recent population gains and a projected increase in households, which can broaden the renter pool for smaller units when pricing and operations are disciplined.
The older vintage suggests a clear value-add path via targeted upgrades and system modernization to compete against newer nearby stock. Mid-range ownership costs in the area and commutable reach to diversified employers support demand potential, while investors should underwrite for amenity-light surroundings and monitor safety trends given mixed signals (improving property offenses but a recent uptick in violent incidents).
- Compact unit mix supports budget-oriented demand and potential lease-up efficiency
- 1974 vintage offers value-add upside through interior and system upgrades
- Household growth within 3 miles expands the tenant base, supporting occupancy stability
- Proximity to diversified employers underpins renter demand and retention potential
- Risks: amenity-light location, below-metro neighborhood occupancy, and mixed safety trends warrant conservative underwriting