| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 87th | Best |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5700 Scruggs Way, Plano, TX, 75024, US |
| Region / Metro | Plano |
| Year of Construction | 2006 |
| Units | 105 |
| Transaction Date | 2006-02-09 |
| Transaction Price | $20,179,700 |
| Buyer | LEGACY PT MFA IV LP |
| Seller | EDS INFORMATION SERVICES LLC |
5700 Scruggs Way, Plano — 105-Unit Multifamily
Positioned in a renter-heavy Plano neighborhood, the asset benefits from steady neighborhood occupancy near the national midpoint and proximity to major employers, according to WDSuite’s CRE market data.
This suburban Plano location offers strong daily conveniences, with restaurants and grocery options comparing favorably to national benchmarks while cafés, parks, and pharmacies are less concentrated nearby. Neighborhood occupancy is measured for the neighborhood (not the property) and sits around the national midpoint, supporting stable leasing conditions rather than outsized volatility.
Within a 3-mile radius, demographics point to a larger tenant base over time: population and households have grown in recent years, and WDSuite indicates further gains are expected over the next five years. Smaller average household sizes and a meaningful share of one- and two-person households translate into demand that often skews toward efficient floor plans, which aligns with the property’s average unit size profile.
Renter-occupied housing is prominent at both the neighborhood level and within the 3-mile area, indicating depth in the tenant pool and supporting renewal prospects. Neighborhood renter concentration ranks 13 out of 1,108 Dallas–Plano–Irving neighborhoods (top quartile nationally), a signal of durable multifamily demand rather than reliance on a narrow renter cohort.
Human capital is a local strength: the neighborhood’s share of residents with bachelor’s degrees ranks 21 out of 1,108 in the metro (top quartile nationally). Combined with a median rent level that sits in the upper tiers nationally yet a rent-to-income ratio near the national median, the area’s profile supports pricing power balanced with retention-focused lease management.
Safety trends should be viewed in context. Compared with the 1,108 neighborhoods across Dallas–Plano–Irving, this neighborhood’s crime rank indicates conditions that are less favorable than the metro median. Nationally, its safety profile sits modestly above the midpoint, suggesting comparative performance that is neither an outlier risk nor a clear advantage.
Recent momentum is constructive: WDSuite reports year-over-year declines in both property and violent offenses at the neighborhood level, with property offenses showing a notably sharp drop. For investors, the key takeaway is to underwrite to metro-relative positioning today while noting improving directionality.
The property sits amid a dense corporate corridor that supports weekday demand and commute convenience for renters, including roles in technology and consumer brands. Nearby employers include Hewlett Packard Enterprise, Alliance Data Systems, Dr Pepper Snapple Group, J.C. Penney, and Yum China Holdings.
- Hewlett Packard Enterprise — technology (0.28 miles)
- Alliance Data Systems — financial/loyalty services (0.66 miles) — HQ
- Dr Pepper Snapple Group — consumer beverages (0.88 miles) — HQ
- J.C. Penney — retail corporate offices (0.95 miles) — HQ
- Yum China Holdings — restaurant group corporate offices (0.95 miles) — HQ
Built in 2006, the asset is newer than much of the local stock and remains competitive versus older properties while approaching a phase where targeted systems updates and common-area refreshes can support rent positioning. The neighborhood shows renter concentration and occupancy near the national midpoint, with proximity to major employers underpinning day-to-day leasing and renewal stability. According to CRE market data from WDSuite, household growth within a 3-mile radius and smaller household sizes expand the renter pool for efficient layouts, which aligns with the property’s compact average unit size.
Restaurant and grocery density outperforms national norms, reinforcing livability, while a rent-to-income profile near the national median suggests room for disciplined pricing without overextending retention risk. Metro-relative safety should be underwritten conservatively, though recent declines in reported offenses are a constructive trend to monitor.
- 2006 vintage offers competitive positioning with potential value-add via selective CapEx and amenity refreshes
- Renter-heavy neighborhood and growing 3-mile household base support depth of demand and occupancy stability
- Proximity to major employers (HPE, Alliance Data, Dr Pepper Snapple, J.C. Penney, Yum China) bolsters leasing and retention
- Local amenities skew strong for restaurants/grocers, enhancing day-to-day livability for residents
- Risk: Metro-relative safety sits below the regional median; underwrite security and insurance line items while noting improving trend