| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 53rd | Fair |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7275 Hickory St, Frisco, TX, 75034, US |
| Region / Metro | Frisco |
| Year of Construction | 1985 |
| Units | 96 |
| Transaction Date | 2006-02-16 |
| Transaction Price | $3,875,000 |
| Buyer | CORNERSTONE FOX HAVEN LP |
| Seller | KAMCO FOX HAVEN LTD |
7275 Hickory St, Frisco TX Multifamily Investment
Stabilized renter demand in an inner-suburban Frisco neighborhood with proximity to major employers supports consistent leasing potential, according to WDSuite’s CRE market data. The thesis centers on a sizable renter base and income depth that can underpin occupancy while leaving room for value-add execution.
This inner-suburban pocket of Frisco shows investor-friendly fundamentals anchored by a sizable renter-occupied share at the neighborhood level (57% of housing units). That renter concentration indicates a broad tenant pool for multifamily assets and helps support renewal velocity and leasing stability.
Within a 3-mile radius, population and household counts have expanded and are projected to continue growing through 2028, with households outpacing population growth—an indicator of more renters entering the market and a larger tenant base. Household incomes are comparatively strong for the region, which can support rent levels and reduce near-term credit risk.
Neighborhood rent levels sit in the upper range for the metro (around the 80th percentile nationally), and the rent-to-income ratio is moderate, which can support pricing power without materially elevating retention risk. Median home values are elevated for the area, reinforcing reliance on multifamily rentals and helping sustain depth of demand relative to ownership options.
Local amenity patterns are mixed: park access ranks competitively (top quartile nationally), while immediate, walkable retail like cafes, restaurants, groceries, and pharmacies is limited and more auto-oriented. Average school ratings in the neighborhood trail regional leaders, which is a consideration for family-oriented demand; however, strong childcare density provides a counterbalance for working households.
The average construction year across nearby properties trends newer (around 2006), whereas this asset s 1985 vintage is older. For investors, that age gap typically signals value-add potential and the need to plan for targeted capital improvements to maintain competitive positioning against younger stock.
Safety trends are mixed relative to peers. The neighborhood s crime rank sits near the metro midpoint (549 out of 1,108 Dallas Plano Irving neighborhoods), and it compares below average nationally for safety (around the 38th percentile). Violent offense metrics benchmark lower nationally (about the 20th percentile), but recent year-over-year trends show improvement, with violent incidents declining on a rate basis.
For underwriting, this suggests prudent security planning and tenant-experience measures are warranted, while acknowledging that recent momentum has moved in a favorable direction. Always assess property-level controls and lighting, and consider how on-site management can support retention.
The area draws from a diversified corporate base that supports commuter-friendly housing demand, anchored by nearby headquarters and major offices. Key employment nodes within a short drive include Alliance Data Systems, J.C. Penney, Dr Pepper Snapple Group, Yum China Holdings, and Hewlett Packard Enterprise.
- Alliance Data Systems — corporate offices (4.4 miles) — HQ
- J.C. Penney — corporate offices (4.4 miles) — HQ
- Dr Pepper Snapple Group — corporate offices (4.9 miles) — HQ
- Yum China Holdings — corporate offices (4.9 miles) — HQ
- Hewlett Packard Enterprise — corporate offices (5.0 miles)
7275 Hickory St is a 96-unit, 1985-vintage multifamily asset positioned in an inner-suburban Frisco neighborhood with a high renter concentration and strong income base. Based on CRE market data from WDSuite, neighborhood rent levels index high for the metro while rent-to-income metrics remain manageable, supporting occupancy stability and measured pricing power. The asset s older vintage relative to the area s newer stock points to a straightforward value-add plan—targeted renovations and system updates to close the competitive gap and capture demand from growth in nearby employment nodes.
Within a 3-mile radius, population and household growth are slated to expand meaningfully through 2028, indicating a larger tenant base and sustained leasing velocity. Elevated ownership costs in the area further reinforce reliance on rental housing, while proximity to multiple corporate headquarters supports weekday occupancy and retention. Key risks include average neighborhood school ratings, limited walkable retail, and safety metrics that benchmark below national norms—factors that can be mitigated through amenity upgrades, management focus, and marketing to commuter professionals.
- High renter concentration and income depth underpin demand and renewals
- 1985 vintage offers clear value-add and CapEx planning opportunities versus newer comps
- Proximity to major headquarters supports leasing stability and weekday occupancy
- Risks: below-national safety benchmarking, limited immediate retail, and average school ratings