| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 87th | Best |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5720 Scruggs Way, Plano, TX, 75024, US |
| Region / Metro | Plano |
| Year of Construction | 2004 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5720 Scruggs Way Plano Micro-Unit Multifamily Investment
Workforce-driven renter demand and stable neighborhood occupancy underpin the thesis, according to WDSuite s CRE market data. A very high share of renter-occupied housing in the immediate area supports depth of the tenant base and leasing resilience.
The property sits in a suburban pocket of Plano within the Dallas Plano Irving metro, rated A- and positioned in the top quartile among 1,108 metro neighborhoods. Neighborhood occupancy is around the national middle, suggesting steady baseline performance while pricing power will be driven by product quality and operations.
Local livability is anchored by strong daily needs access: restaurant density and grocery options rank competitively within the metro, while park, caf e9, and childcare options are more limited. For investors, this mix tends to support weekday convenience for renters employed in nearby corporate nodes, though lifestyle amenities may require short drives.
Tenure dynamics are favorable for multifamily: the neighborhood shows a very high share of renter-occupied housing units, indicating a deep renter pool and support for lease-up and retention strategies. Neighborhood rents track above national norms, while the rent-to-income ratio sits near one-fifth, framing manageable affordability pressure that can aid renewal outcomes.
Within a 3-mile radius, demographics point to a larger tenant base over time: recent population growth has been positive, household counts have risen faster than population, and forecasts call for further population and household expansion by 2028. Median household incomes in the 3-mile area are well above national levels and trending upward, which supports demand for professionally managed apartments and helps sustain occupancy stability and collections.
Safety indicators are mixed but improving. Overall crime levels are near the national median (mid-50s percentile), while violent-offense safety trends sit below the national median and property-offense safety is similarly below median. That said, recent year-over-year declines in estimated property offenses are among the stronger improvements nationally, indicating momentum in the right direction. Use standard risk controls and lighting/camera upgrades to align with resident expectations.
Proximity to major corporate offices supports weekday demand and commute convenience for residents, particularly across technology, financial services, retail, and consumer brands noted below.
- Hewlett Packard Enterprise technology offices (0.3 miles)
- Alliance Data Systems financial services (0.6 miles) HQ
- Yum China Holdings restaurant parent company (0.9 miles) HQ
- Dr Pepper Snapple Group beverage (0.9 miles) HQ
- J.C. Penney retail (0.9 miles) HQ
This 25-unit asset offers a compact unit mix that aligns with workforce renters drawn to Plano s corporate corridor. Neighborhood metrics show a very high renter concentration and steady occupancy near national norms, while above-average rents are supported by elevated household incomes and a rent-to-income profile near one-fifth, based on CRE market data from WDSuite. Proximity to multiple headquarters increases the depth of the weekday tenant base and can aid renewal performance.
Within a 3-mile radius, recent population and household growth have been positive, with further expansion projected by 2028 a constructive backdrop for absorption and occupancy stability. The immediate area s amenity mix favors daily needs over parks and cafes, which may modestly narrow lifestyle appeal but generally pairs well with commuter demand anchored by nearby employers. Operators should continue standard safety and asset-light upgrades to support retention and mitigate turnover common to smaller floor plans.
- Deep renter pool and steady neighborhood occupancy support leasing stability
- Above-national rent positioning with rent-to-income near one-fifth aids renewal outcomes
- 3-mile population and household growth projections bolster longer-term demand
- Risks: amenity gaps (parks/cafes), mixed safety signals, and potential turnover with smaller units