| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 87th | Best |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5701 Scruggs Way, Plano, TX, 75024, US |
| Region / Metro | Plano |
| Year of Construction | 2004 |
| Units | 72 |
| Transaction Date | 2004-04-19 |
| Transaction Price | $13,172,500 |
| Buyer | LEGACY PT MFA II LP |
| Seller | EDS INFORMATION SERVICES LLC |
5701 Scruggs Way, Plano Multifamily Near Corporate Hubs
High renter concentration in the immediate neighborhood supports a deep tenant base and steady leasing, according to WDSuite’s CRE market data.
Rated A- and competitive among Dallas–Plano–Irving neighborhoods, this location ranks in the top quartile among 1,108 metro neighborhoods, signaling balanced fundamentals and investor-oriented stability rather than speculative momentum.
Retail access is practical: national-leading grocery density and a strong restaurant presence support daily needs, while cafes, parks, and pharmacies are comparatively limited. For investors, that mix aligns with workforce and professional tenants prioritizing proximity to services and employment over lifestyle amenities at the block level.
Neighborhood occupancy trends are near the national middle, while the share of renter-occupied housing is exceptionally high. This elevated renter concentration points to durable multifamily demand and a broad leasing funnel, supporting occupancy stability and renewal management.
Within a 3-mile radius, population has grown in recent years and is projected to expand by roughly 20% over the next five years, with household counts rising and average household size trending lower. A six-figure median household income base and a rent-to-income ratio near the low 20s indicate manageable affordability pressure, aiding retention and supporting disciplined pricing without outsized concessions.
Safety performance is competitive among Dallas–Plano neighborhoods, landing in the top quartile versus 1,108 metro areas. Nationally, indicators read closer to mid-pack to modestly less favorable, so underwriting should assume average conditions with localized strengths.
Recent direction is constructive: estimated year-over-year declines in both property and violent incidents suggest improving conditions. Operationally, standard measures—lighting, access control, and visibility—remain prudent to preserve resident confidence and leasing momentum.
Nearby corporate campuses underpin weekday demand and short commutes for residents, including Hewlett Packard Enterprise, Alliance Data Systems, Dr Pepper Snapple Group, J.C. Penney, and Yum China Holdings.
- Hewlett Packard Enterprise — technology offices (0.27 miles)
- Alliance Data Systems — financial services (0.60 miles) — HQ
- Dr Pepper Snapple Group — beverage corporate offices (0.86 miles) — HQ
- J.C. Penney — retail corporate offices (0.91 miles) — HQ
- Yum China Holdings — restaurant corporate offices (0.94 miles) — HQ
This Plano asset benefits from a renter-heavy neighborhood, practical retail access, and immediate proximity to major employers—factors that support a broad tenant base and steady leasing. Neighborhood occupancy sits around national norms, but demand depth is reinforced by high renter concentration and corporate adjacency. According to CRE market data from WDSuite, the area’s rent-to-income positioning suggests room for disciplined rent strategies without relying on heavy concessions.
Within a 3-mile radius, population and household growth are poised to expand the renter pool, while smaller household sizes tilt demand toward multifamily over time. Income levels are strong, and the local amenities mix favors convenience, which can aid retention and day-to-day livability even as lifestyle amenities (parks, cafes) are thinner at the block level.
- Renter-heavy neighborhood supports a deep tenant base and occupancy stability.
- Corporate campuses within a mile underpin leasing, renewals, and commute convenience.
- Income strength and manageable rent-to-income dynamics support pricing power and retention.
- Forward demand tailwinds from 3-mile population and household growth expand the renter pool.
- Risks: thinner lifestyle amenities locally and nationally mid-pack safety warrant routine operating focus.