| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 50th | Fair |
| Amenities | 12th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 300 State Highway 78 S, Farmersville, TX, 75442, US |
| Region / Metro | Farmersville |
| Year of Construction | 1985 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
300 State Highway 78 S, Farmersville TX — Suburban Multifamily Positioning
Suburban Collin County location with a growing 3‑mile household base indicates durable renter demand, based on CRE market data from WDSuite, while neighborhood occupancy levels reflect broader suburban leasing dynamics rather than property performance.
Farmersville sits on the outer edge of the Dallas–Plano–Irving growth engine, offering a quieter suburban setting with commuting access to major employment corridors. Neighborhood amenities are limited (amenity rank is in the lower tier at 901 among 1,108 metro neighborhoods), so residents rely on regional retail and services. Average school ratings are slightly above the national median (61st percentile), a supportive signal for family‑oriented renter households.
The local housing stock skews newer than the subject’s vintage, with the neighborhood’s average construction year around 1996. That contrast suggests potential value‑add positioning for a 1985 asset through targeted upgrades to remain competitive against younger comparables.
Within a 3‑mile radius, demographics point to a renter pool that is present but thinner than inner‑metro submarkets: roughly one‑fifth of housing units are renter‑occupied, implying a smaller but identifiable tenant base and the need for disciplined leasing and renewals. Recent and forecast data indicate modest population growth and a notable increase in households by the mid‑term, expanding the denominator of potential renters and supporting occupancy stability for well‑managed assets, according to WDSuite’s CRE market data.
Neighborhood occupancy metrics are below the metro median (neighborhood occupancy rate ranks 996 of 1,108), so underwriting should lean conservative on lease‑up pace and concessions. However, a median home value near the middle of the national distribution reinforces that ownership costs are not low enough to eliminate rental appeal, preserving pricing power for well‑positioned units without overreliance on aggressive rent growth assumptions.
Safety trends compare favorably against broader benchmarks: the neighborhood’s crime profile is above the national median for safety (65th–66th percentiles), and it performs competitively within the Dallas–Plano–Irving metro (crime rank near the better end at 109 among 1,108 neighborhoods). Year over year, property offenses have eased meaningfully, while violent‑offense trends have been more variable. For investors, this mix points to generally supportive conditions with routine precautions and ongoing monitoring advisable.
- Raytheon Company — defense & aerospace (16.4 miles)
- AT&T Datacenter — telecom & data infrastructure (18.5 miles)
- Avnet Electronics — electronics distribution (20.5 miles)
- D.R. Horton, America's Builder — homebuilding (21.4 miles)
- Dr Pepper Snapple Group — beverages (25.7 miles) — HQ
This 36‑unit, 1985 vintage property in Farmersville offers suburban exposure to Collin County’s growth corridor at an attainable basis. The neighborhood’s renter base is smaller than core Dallas locations, but a projected increase in households within a 3‑mile radius widens the tenant pool and supports steady absorption and renewals. According to CRE market data from WDSuite, neighborhood occupancy trends lag metro averages, which argues for disciplined underwriting; however, proximity to diversified employers and mid‑range ownership costs sustain rental demand for well‑maintained, value‑oriented units.
The asset’s older vintage relative to the area’s 1990s housing profile creates a clear value‑add path: modest interior upgrades and common‑area improvements can sharpen competitiveness versus newer stock while managing capex thoughtfully. With limited immediate amenities in the neighborhood, marketing should emphasize commute access and functional housing value to drive retention.
- Suburban Collin County location with access to diversified regional employers supports renter demand
- 3‑mile household growth expands the tenant base, aiding occupancy stability
- 1985 vintage presents value‑add potential to compete with newer 1990s‑era stock
- Mid‑range ownership costs help sustain rental relevance without overreliance on concessions
- Risks: neighborhood occupancy below metro median and limited local amenities may slow lease‑up; plan for prudent capex and targeted marketing