| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 91st | Best |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5820 Legacy Cir, Plano, TX, 75024, US |
| Region / Metro | Plano |
| Year of Construction | 2008 |
| Units | 28 |
| Transaction Date | 2008-05-02 |
| Transaction Price | $40,903,100 |
| Buyer | LEGACY NORTH PT MFA II LP |
| Seller | THE SHOPS AT LEGACY NORTH LLC |
5820 Legacy Cir, Plano — Core-Located Multifamily with Value-Add Angle
Positioned in West Plano’s Legacy corridor, the property benefits from strong neighborhood renter demand and proximity to major employers, according to WDSuite’s CRE market data. Neighborhood occupancy trends warrant hands-on leasing strategy, but location and amenities support durable interest from the area’s professional tenant base.
Legacy-area fundamentals are anchored by dense retail, dining, and daily-needs services that support multifamily living. The neighborhood ranks competitive among Dallas–Plano–Irving submarkets for cafes and restaurants, placing in top quartile nationally for amenity access; this concentration helps sustain renter appeal and leasing velocity. Park access is thinner locally, so outdoor space programming and nearby private amenities can be a differentiator for properties competing for renewals.
The neighborhood skews newer by construction year relative to the metro, with a 2016 average vintage. With a 2008 build, this asset is somewhat older than nearby stock, which points to practical value-add opportunities such as common-area upgrades and system modernization to compete effectively against later-vintage peers.
Renter-occupied housing is a defining characteristic here, with a high renter concentration among neighborhood housing units. That depth of the tenant base supports demand for professionally managed apartments; however, the neighborhood’s reported occupancy rate sits below metro norms, indicating that operators who emphasize effective marketing, unit turns, and amenity alignment can capture outsized share even amid competitive supply.
Within a 3-mile radius, population and households have been expanding and are projected to continue growing, indicating a larger tenant base over the next few years. Household incomes are elevated for the region, and median contract rents have risen, yet rent-to-income levels suggest room for disciplined pricing without materially increasing retention risk—context investors can corroborate with commercial real estate analysis from WDSuite.
Ownership costs in the immediate neighborhood are high by national comparison, which tends to reinforce reliance on rental housing and can support lease-up and renewal prospects for professionally managed multifamily assets. This backdrop, combined with the area’s dense employment and amenity fabric, underpins long-run renter demand even as near-term occupancy requires close attention.
Safety indicators are mixed. Compared with Dallas–Plano–Irving neighborhoods, this area trends below the metro median on current crime levels, yet it sits slightly above the national middle of the pack. Notably, recent year-over-year estimates show meaningful declines in both property and violent offenses, suggesting improving conditions that operators should continue to monitor.
For investors, this means underwriting should reflect today’s moderate risk profile while recognizing recent directional improvement. Property-level measures (lighting, access control, and community engagement) can help support resident retention and strengthen the asset’s competitive position as neighborhood safety trends evolve.
The property sits within a major corporate cluster, drawing a steady professional renter base and short commute times to Alliance Data Systems, J.C. Penney, Hewlett Packard Enterprise, Yum China Holdings, and Dr Pepper Snapple Group.
- Alliance Data Systems — corporate offices (0.1 miles) — HQ
- J.C. Penney — corporate offices (0.56 miles) — HQ
- Hewlett Packard Enterprise — corporate offices (0.64 miles)
- Yum China Holdings — corporate offices (0.87 miles) — HQ
- Dr Pepper Snapple Group — corporate offices (1.05 miles) — HQ
5820 Legacy Cir offers a core Legacy corridor location with strong employer proximity and a deep renter pool. The asset’s 2008 vintage trails the neighborhood’s newer average, creating a clear value-add path via interior refreshes and operational improvements to compete with later-vintage supply. According to CRE market data from WDSuite, the neighborhood shows high renter concentration and robust amenity density, while occupancy trends sit below metro levels—favoring operators who execute on leasing, renewals, and product differentiation.
High ownership costs nearby help sustain rental demand, and 3-mile demographics point to continued population and household growth that expands the tenant base. Income levels are elevated, supporting Class A/B positioning and measured rent growth where supported by unit quality. Risk considerations include below-median neighborhood occupancy and mixed but improving safety measures; underwritten business plans should balance renovation scope with disciplined pricing and retention strategies.
- Legacy corporate hub location supports professional renter demand and leasing stability.
- 2008 vintage presents actionable value-add through targeted interior and common-area upgrades.
- Elevated home values in the neighborhood reinforce rental housing reliance and retention potential.
- 3-mile population and household growth expand the tenant base for the medium term.
- Risks: below-median neighborhood occupancy and mixed safety profile require proactive leasing and property-level security measures.