| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 63rd | Good |
| Amenities | 84th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8849 Coleman Blvd, Frisco, TX, 75034, US |
| Region / Metro | Frisco |
| Year of Construction | 2002 |
| Units | 57 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8849 Coleman Blvd, Frisco TX — 57-Unit Multifamily
Renter demand is supported by a high neighborhood renter concentration and access to major employment nodes, according to WDSuite’s CRE market data. Expect steady leasing potential with room to compete on product quality rather than deep concessions.
Located in Frisco within the Dallas–Plano–Irving metro, the property sits in an Inner Suburb neighborhood rated A and ranked 75 out of 1,108 metro neighborhoods. Amenity access is a relative strength: restaurants and cafes score in the upper national percentiles, translating to convenient lifestyle options that help with retention and weekend traffic for nearby retail.
Food and daily-needs access is competitive among Dallas–Plano–Irving neighborhoods (grocery and pharmacy densities both test in the 85–88th national percentiles), and parks are similarly strong. By contrast, the average school rating trends below national norms, which may modestly narrow the appeal to family renters seeking top-tier schools; investors can offset with unit features and community programming.
The asset’s 2002 construction is newer than the neighborhood’s average 1991 vintage. That positioning typically supports rentability versus older stock, while investors should still underwrite for selective system updates and modernization to maintain competitive standing.
Multifamily dynamics are mixed: the neighborhood occupancy rate sits below the metro median (rank 862 of 1,108), yet renter-occupied share is high (rank 94 of 1,108; top national percentiles), signaling a deep tenant base. Median contract rents measure above many U.S. neighborhoods, while rent-to-income ratios track on the lower side nationally, a combination that can support lease retention and manageable turnover.
Within a 3-mile radius, population and households have expanded over the last five years and are projected to continue growing through 2028. Household sizes are edging smaller, and median incomes are high with additional gains forecast, which collectively supports a larger tenant base and sustained demand for well-amenitized rental housing.
Safety indicators benchmark below national averages in this neighborhood, with violent and property offense measures in lower national percentiles and a recent uptick over the past year. Within the Dallas–Plano–Irving metro, the area ranks toward the less favorable end of the spectrum (crime rank 886 out of 1,108), so investors should plan for prudent security features, lighting, and access control as part of asset management.
From an investment standpoint, the focus is on mitigation and tenant experience: visible property management, responsive maintenance, and technology-forward security can help support leasing and retention even where broader area metrics lag regional peers.
Proximity to corporate hubs supports a stable renter pool and commute convenience, led by J.C. Penney, Alliance Data Systems, Yum China, Dr Pepper Snapple Group, and Hewlett Packard Enterprise.
- J.C. Penney — corporate offices (4.9 miles) — HQ
- Alliance Data Systems — corporate offices (4.9 miles) — HQ
- Yum China Holdings — corporate offices (5.4 miles) — HQ
- Dr Pepper Snapple Group — corporate offices (5.6 miles) — HQ
- Hewlett Packard Enterprise — corporate offices (5.6 miles)
This 57-unit, 2002-vintage asset is positioned newer than much of the surrounding inventory, offering competitive footing against older stock. The neighborhood shows strong amenity access and a high share of renter-occupied housing, pointing to depth of tenant demand. While neighborhood occupancy ranks below the metro median, rent-to-income levels are relatively manageable and can support lease retention, and nearby employment centers provide a steady renter pipeline.
Within a 3-mile radius, population and household counts have grown and are projected to continue expanding, with rising incomes and smaller household sizes that favor professionally managed rentals. Median home values sit in a higher-cost ownership context for the region, which can reinforce renter reliance on multifamily housing. According to CRE market data from WDSuite, these dynamics align with sustained leasing potential and selective value-add opportunities through modernization.
- Newer 2002 vintage versus local average supports competitiveness with moderate capex for modernization
- High renter-occupied housing share indicates depth of tenant base and demand resilience
- 3-mile growth in population and households, with rising incomes, supports occupancy stability
- Proximity to major corporate offices underpins steady leasing and retention
- Risks: below-metro median occupancy and weaker safety metrics require proactive security and hands-on management