| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 74th | Best |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4045 W 15th St, Plano, TX, 75093, US |
| Region / Metro | Plano |
| Year of Construction | 1996 |
| Units | 75 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4045 W 15th St Plano Multifamily Investment
Positioned in Plano’s inner suburbs, this 75-unit asset benefits from steady neighborhood occupancy and an educated renter pool, according to WDSuite’s CRE market data. Elevated home values in the area reinforce multifamily demand and support pricing resilience over the hold.
Plano’s inner-suburban location provides daily convenience and a solid renter base for workforce and professional households. Neighborhood café density ranks among the strongest in the Dallas–Plano–Irving metro (competitive showing at 43 out of 1,108 neighborhoods and in the 95th percentile nationally), while within-neighborhood counts for groceries, parks, and pharmacies are limited, suggesting residents may rely on nearby districts for certain errands. For investors, this mix supports lifestyle appeal without depending on discretionary destinations.
The neighborhood’s share of housing units that are renter-occupied sits around one-third, indicating a moderate renter concentration at the block-group level. Within a 3-mile radius, unit tenure is more balanced, with roughly half of housing units renter-occupied, pointing to a deeper tenant base for multifamily leasing and renewal strategies. Neighborhood occupancy has trended up over the past five years, supporting stable cash flows rather than volatile lease-up risk.
Homeownership costs are elevated relative to incomes (neighborhood value-to-income ratio near 5.1 and median home value above $400K), which typically sustains reliance on multifamily housing and can enhance lease retention for well-managed properties. The rent-to-income ratio near 0.14 indicates manageable affordability pressure at the neighborhood level, aiding tenant retention and measured rent growth.
Vintage matters: nearby buildings skew earlier (average 1984), while the subject’s 1996 construction is newer than the neighborhood norm. That positioning can be a competitive edge versus older legacy stock, though investors should underwrite routine system upgrades and selective renovations for modernization. Overall neighborhood fundamentals are rated B+ and place the area above many U.S. peers for demographics (national 74th percentile), aligning with a professional tenant base and supporting long-term multifamily performance through cycles based on commercial real estate analysis from WDSuite.
Safety indicators point to a mixed but improving profile. Compared with neighborhoods nationwide, overall crime sits modestly on the safer side of the national midpoint (around the 53rd percentile), while violent and property offense levels track closer to the lower half nationally. Year over year, both violent and property offense estimates declined by roughly 30% in the neighborhood, according to WDSuite, signaling positive momentum that can support leasing confidence and resident retention.
Investors should evaluate submarket and micro-location patterns across the Dallas–Plano–Irving metro and consider on-site measures (lighting, access control, and visibility) alongside local enforcement trends to manage operational risk and resident experience.
Proximity to diversified employers underpins renter demand, commute convenience, and retention. Notable nearby names include Costco, St. Jude Medical, Dr Pepper Snapple Group, Hewlett Packard Enterprise, and Raytheon, providing a blend of consumer, healthcare, technology, and aerospace roles consistent with the area’s professional workforce.
- Costco Regional Office — retail corporate operations (3.6 miles)
- St Jude Medical — healthcare devices (3.7 miles)
- Dr Pepper Snapple Group — beverage corporate offices (4.4 miles) — HQ
- Hewlett Packard Enterprise — technology offices (4.6 miles)
- Raytheon — defense & aerospace offices (4.8 miles)
4045 W 15th St offers demand-driven fundamentals supported by steady neighborhood occupancy, high educational attainment, and a deep three-mile tenant base. Elevated home values and a moderate neighborhood rent-to-income profile support pricing power without outsized turnover risk. According to CRE market data from WDSuite, local occupancy has improved over the last five years, and renter reliance remains healthy across the broader three-mile area.
Built in 1996, the asset is newer than much of the nearby stock (which skews to the mid-1980s), providing competitive positioning versus older properties while still warranting prudent capital planning for systems and targeted interior updates. Near-term leasing is supported by proximity to diversified employers and a professional workforce, while medium-term growth is reinforced by projected population and household expansion within three miles.
- Steady neighborhood occupancy trendlines support cash flow stability
- 1996 vintage offers a relative edge over older local stock with value-add potential
- Diversified nearby employers and a balanced three-mile renter base support leasing and renewals
- Risks: limited within-neighborhood daily amenities and a moderate local renter concentration may require targeted marketing and amenity upgrades