| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 68th | Good |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 105 S 5th St, Wylie, TX, 75098, US |
| Region / Metro | Wylie |
| Year of Construction | 1974 |
| Units | 26 |
| Transaction Date | 2006-04-03 |
| Transaction Price | $1,200,000 |
| Buyer | CIRKUS INVESTMENTS LLC |
| Seller | NAIL RONALD F |
105 S 5th St, Wylie TX Multifamily Investment
Neighborhood occupancy is tight and renter affordability appears manageable, according to WDSuite’s CRE market data, supporting a straightforward cash-flow story for a 1974, 26-unit asset in an inner-suburban location. The takeaway for investors is stability driven by high household incomes and steady demand indicators measured for the neighborhood, not the property.
Positioned in Wylie, an Inner Suburb of the Dallas–Plano–Irving metro, the property sits in a B-rated neighborhood with indicators that generally favor stable operations. Neighborhood occupancy is elevated (top quartile nationally), signaling consistent renter demand at the sub-neighborhood level. Median contract rents in the area trend above national norms while the neighborhood rent-to-income ratio of roughly 0.14 points to manageable payment burdens that can support retention, based on CRE market data from WDSuite.
Livability drivers skew suburban. Restaurant density is strong relative to national peers (around the 80th percentile), parks access scores well, and schools average a 5.0 out of five with top-percentile performance nationally — a combination that supports family-oriented renter demand. By contrast, daily-needs retail density (grocery, pharmacy, cafes) is thinner locally, reinforcing a car-oriented profile typical of inner suburbs.
Vintage matters: the asset’s 1974 construction is older than the neighborhood’s average vintage (early 1990s). That difference can translate into value-add potential through targeted renovations and system upgrades, or warrant prudent capital planning to remain competitive against newer stock.
Tenure data indicate a predominantly owner-occupied area: about 18.8% of neighborhood housing units are renter-occupied, with a similar share (about 22%) within a 3-mile radius. For investors, this suggests a shallower but stable renter pool where high-income households often rely on larger-unit rentals, supporting occupancy durability rather than rapid lease-up velocity.
Within a 3-mile radius, population and household counts have grown meaningfully in recent years and are projected to continue expanding, with rising median incomes. This points to a larger tenant base over time and supports rent growth runway and occupancy stability, especially for well-maintained, family-friendly floor plans.
Safety indicators for the neighborhood are mixed but trending positively. Nationally, the area sits modestly above the median for overall safety. Property crime has declined sharply year over year, while violent offense levels remain below the national percentile midline but are improving, according to WDSuite’s CRE market data. Investors should interpret these as macro-level neighborhood signals rather than block-specific conditions and underwrite with standard precautions.
Nearby employers across semiconductors, defense/aerospace, homebuilding, and electronics distribution support a diversified employment base and commuting convenience that can bolster renter retention and leasing stability.
- Avnet Electronics — electronics distribution (7.9 miles)
- D.R. Horton, America's Builder — homebuilding (8.6 miles)
- Raytheon — defense & aerospace offices (9.1 miles)
- General Dynamics — defense offices (10.3 miles)
- Texas Instruments — semiconductors (14.9 miles) — HQ
This 26-unit, 1974-vintage property combines high neighborhood occupancy with strong local incomes, creating a foundation for steady cash flow. The asset is older than the neighborhood average, which may open value-add pathways via interior upgrades and mechanical modernization. Large average unit sizes (~1,212 sq. ft.) align with family-oriented demand supported by top-ranked schools and solid restaurant and park access. According to CRE market data from WDSuite, the neighborhood’s rent-to-income profile and elevated occupancy support pricing power without overreliance on aggressive lease trade-outs.
Growth dynamics within a 3-mile radius — including rising households, higher incomes, and expanding population — point to a wider tenant base over the medium term. At the same time, the area’s ownership tilt means multifamily demand is steady but not deep, suggesting thoughtful leasing and renewals will matter as much as unit upgrades.
- Elevated neighborhood occupancy and manageable rent-to-income dynamics support near-term stability
- 1974 vintage provides value-add potential through targeted renovations and system upgrades
- Large average unit sizes align with family-oriented demand and top-tier school ratings
- Expanding 3-mile population and household base increases the tenant pool over time
- Risks: ownership-heavy market and car-oriented amenity pattern may temper lease-up velocity; safety metrics warrant standard underwriting diligence