| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Poor |
| Demographics | 45th | Fair |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 409 State Highway 78 S, Farmersville, TX, 75442, US |
| Region / Metro | Farmersville |
| Year of Construction | 1989 |
| Units | 32 |
| Transaction Date | 2022-07-27 |
| Transaction Price | $735,750 |
| Buyer | RURAL HOUSING OF FARMERSVILLE LP |
| Seller | SHADY OAKS APARTMENTS OF FARMERSVILLE TE |
409 State Highway 78 S Farmersville Multifamily Investment
Neighborhood occupancy trends are above many U.S. areas and support stable renter demand, according to WDSuite’s CRE market data, while an owner-leaning housing mix calls for targeted positioning.
Located in Farmersville within the Dallas–Plano–Irving metro, the neighborhood holds a B- rating and ranks 595 out of 1,108 metro neighborhoods — near the metro median, per WDSuite. Occupancy in the surrounding neighborhood is comparatively strong versus many areas nationwide, which can support lease stability for well-managed assets.
Livability signals are mixed but serviceable for a rural setting. Overall amenity access ranks 322 of 1,108 — competitive among Dallas–Plano–Irving neighborhoods — with stronger coverage in cafes (upper national percentiles) and pharmacies, while parks are limited. Local schools average about mid-to-above national performance, which can aid family retention.
Vintage matters: the property’s 1989 construction is newer than the neighborhood’s older housing stock (average 1950), offering relative competitiveness versus older product. Investors should still underwrite aging systems and selective modernization to sharpen positioning.
Tenure dynamics are owner-leaning: renter-occupied housing shares are modest both in the immediate neighborhood and within a 3-mile radius. For investors, that suggests a narrower local renter base, but with potential to draw demand from nearby employment corridors and value-focused renters.
Within a 3-mile radius, WDSuite’s demographics indicate rising incomes and a projected increase in total households over the next five years. This points to a larger tenant base over time, even as ownership remains prevalent — a backdrop that can support occupancy while requiring disciplined lease management and targeted marketing.
Home values and incomes sit modestly above national medians, and rent-to-income levels indicate manageable affordability pressure. In practice, this can support retention and measured pricing power, though investors should monitor competition from attainable ownership options in this owner-heavy market.
Neighborhood-level safety metrics are limited for this area in WDSuite’s dataset. Investors typically benchmark property-specific history and broader city/county trends to gauge risk and insurance considerations rather than relying on block-level signals alone.
A diversified employment base within commuting range supports workforce housing demand. Key nodes include defense and aerospace offices, a major datacenter, electronics distribution, and a regional consumer goods headquarters — all consistent with renter demand drivers noted in WDSuite’s data.
- Raytheon Company — defense & aerospace offices (16.4 miles)
- AT&T Datacenter — data center (18.4 miles)
- Avnet Electronics — electronics distribution (20.4 miles)
- Raytheon — defense & aerospace offices (21.2 miles)
- Dr Pepper Snapple Group — consumer beverages (25.6 miles) — HQ
This 32-unit, 1989-vintage asset offers relative competitiveness versus older neighborhood stock while benefiting from above-median neighborhood occupancy and a commuter-accessible employment base. Based on commercial real estate analysis from WDSuite, incomes in the area trend above national medians and rent-to-income levels suggest manageable affordability pressure — supportive of retention and steady leasing when paired with disciplined operations.
A predominantly owner-occupied context means the local renter pool is thinner, but 3-mile household growth projections indicate a larger tenant base over time. Underwriting should incorporate selective capital plans for aging systems and thoughtful positioning toward workforce renters drawn to proximity to regional employers.
- 1989 vintage offers competitive positioning versus older neighborhood stock; plan for targeted system upgrades.
- Neighborhood occupancy trends above many U.S. areas support leasing stability for well-run assets.
- 3-mile household growth and rising incomes expand the long-run tenant base and support retention.
- Regional employers within commuting range underpin workforce demand and leasing depth.
- Risks: owner-heavy tenure may limit the immediate renter pool; limited park amenities and rural context require targeted marketing.