| 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 | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7275 Hickory St, Frisco TX Multifamily Value‑Add Positioning
Neighborhood data points to a deep renter base and strong 3‑mile household growth supporting demand, according to WDSuite’s CRE market data. Focus here is on stable tenant depth rather than premium rent positioning.
Frisco’s inner‑suburban setting combines strong parks access with maturing residential stock. Park access ranks in the top quartile nationally, while overall amenities sit below the metro median (amenity rank 604 of 1,108), suggesting day‑to‑day convenience is driven more by nearby corridors than immediate block frontage. Average school ratings trend mixed at the neighborhood level, which investors often interpret as neutral for broad‑based leasing but less of a draw for premium family renters.
At the neighborhood level, the renter‑occupied share sits at roughly 57% of housing units (above most U.S. areas), indicating a sizable tenant base and reinforcing multifamily demand depth. Neighborhood occupancy is below national norms, so underwriting should focus on leasing execution and competitive positioning rather than assuming automatic absorption. Median neighborhood contract rents benchmark above many U.S. areas, and NOI per‑unit performance trends around the upper‑middle of national peers, according to WDSuite’s commercial real estate analysis.
Within a 3‑mile radius, population growth has been robust historically and is projected to continue, with households expanding meaningfully and average household size drifting lower. That combination typically broadens the renter pool and supports occupancy stability and lease retention, even as renters become more price‑sensitive on unit finishes and concessions.
Home values in the neighborhood rank high relative to income (value‑to‑income above most U.S. neighborhoods), indicating a high‑cost ownership market. For operators, this usually sustains rental demand and supports pricing power for well‑maintained, appropriately amenitized product; conversely, lower‑finish assets may need targeted upgrades to defend against newer competition.
Safety indicators for the neighborhood track below national averages, with violent and property offense rates comparing weaker than many U.S. neighborhoods. However, recent trend data shows improvement in violent incidents over the last year, suggesting gradual normalization rather than ongoing deterioration. Framing risk at the metro scale, this area is competitive among Dallas–Plano–Irving neighborhoods but not top quartile, so operators should factor security, lighting, and resident‑engagement practices into operating plans.
Nearby employment is anchored by corporate offices within 5 miles that draw a large professional workforce, supporting renter demand and commute convenience. Key nodes include Alliance Data Systems, J.C. Penney, Dr Pepper Snapple Group, Yum China Holdings, and Hewlett Packard Enterprise.
- Alliance Data Systems — corporate offices (4.5 miles) — HQ
- J.C. Penney — retail corporate offices (4.5 miles) — HQ
- Dr Pepper Snapple Group — beverage corporate offices (5.0 miles) — HQ
- Hewlett Packard Enterprise — technology corporate offices (5.0 miles)
- Yum China Holdings — restaurant corporate offices (5.0 miles) — HQ
Built in 1985, this 96‑unit asset is older than the neighborhood’s average vintage, creating clear value‑add and capital planning levers to sharpen competitive positioning against 2000s‑era product. The surrounding neighborhood shows a high renter concentration and a high‑cost ownership market, both of which tend to reinforce multifamily demand and retention for well‑managed communities. According to CRE market data from WDSuite, neighborhood rents and NOI per unit compare favorably to many U.S. areas, while occupancy performance requires hands‑on leasing and pricing discipline.
Within a 3‑mile radius, continued population growth and a sizable projected increase in households signal a larger tenant base ahead. As household sizes trend smaller, demand may tilt toward efficient floor plans and updated interiors, with operators balancing renovations against achievable rent premiums. Investors should also weigh neighborhood‑level safety benchmarks and amenity gaps when setting operating budgets and resident‑experience priorities.
- Older 1985 vintage supports value‑add upgrades to compete with newer stock
- High renter concentration and elevated ownership costs sustain multifamily demand
- 3‑mile population and household growth expand the tenant base and support occupancy
- Risks: below‑average neighborhood occupancy and safety benchmarks call for active management and security investments