| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Good |
| Demographics | 86th | Best |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16400 Ledgemont Ln, Addison, TX, 75001, US |
| Region / Metro | Addison |
| Year of Construction | 1979 |
| Units | 20 |
| Transaction Date | 2015-03-23 |
| Transaction Price | $17,143,800 |
| Buyer | AMFP VI BENT TREE FOUNTAINS LLC |
| Seller | WILLMAX BT FOUNTAINS LP |
16400 Ledgemont Ln, Addison TX Multifamily Investment
Renter demand in Addison’s inner-suburban corridor is supported by a high renter-occupied housing share and strong neighborhood amenities, according to WDSuite’s CRE market data. For a 20-unit asset, this points to a broad tenant base and steady leasing potential.
Addison’s neighborhood ranks 10 out of 1,108 metro neighborhoods (A+), signaling competitive fundamentals within the Dallas–Plano–Irving market. Amenity access is a core strength: restaurants are among the densest in the metro (ranked 10 of 1,108; top quartile nationally), with cafes (ranked 24 of 1,108) and parks also testing in high national percentiles. Grocery and pharmacy access trend above national norms, helping with day-to-day convenience that supports renter retention.
The neighborhood skews heavily renter-occupied at the unit level, with renter concentration well above metro norms. For investors, that indicates a deeper tenant pool and relatively resilient demand for professionally managed apartments. Neighborhood occupancy trends sit near the national midpoint, suggesting stable leasing conditions without the overheating that can precede volatility.
Construction year averages locally skew newer (1998 average), while this property was built in 1979. That older vintage can be a feature for value-add: targeted interior upgrades, building systems, and common-area improvements can improve competitive positioning against newer stock, provided capital plans are matched to local rent ceilings. Home values sit in a higher-cost ownership market (nationally above average), which typically sustains rental demand and can aid lease retention.
Within a 3-mile radius, the population and household counts have expanded in recent years, with households rising faster than population, pointing to smaller household sizes and a growing renter pool. Forward-looking projections show additional population growth and an increase in households, which supports occupancy stability and measured rent growth potential. This local read aligns with regional commercial real estate analysis from WDSuite that highlights strong inner-suburban demand drivers.
Safety metrics benchmark near the metro middle: the neighborhood’s crime rank is mid-pack among 1,108 Dallas–Plano–Irving neighborhoods, and national percentiles indicate conditions that are around average rather than top quartile. Property and violent offense rates track below national safety percentiles, but recent year-over-year changes show improvement, suggesting incremental progress rather than structural risk.
For investors, this translates to standard risk management considerations—well-lit common areas, access control, and resident engagement—appropriate for a dense, amenity-rich inner suburb rather than strategies reserved for the highest-risk submarkets.
Nearby corporate employment anchors help support weekday population and multifamily leasing: Costco Regional Office, Texas Instruments (including South Campus), St Jude Medical, and Hewlett Packard Enterprise are all within a commutable distance, reinforcing demand for professionally managed rentals.
- Costco Regional Office — retail operations office (3.5 miles)
- Texas Instruments — semiconductors (5.9 miles) — HQ
- Texas Instruments South Campus — semiconductors (6.1 miles)
- St Jude Medical — medical devices (6.7 miles)
- Hewlett Packard Enterprise — enterprise technology (7.0 miles)
This 20-unit 1979 asset benefits from Addison’s top-tier neighborhood standing in the Dallas–Plano–Irving metro, deep renter concentration, and exceptional amenity density. Neighborhood occupancy trends are near the national midpoint, pointing to steady leasing rather than overheated absorption, while a high-cost ownership landscape tends to sustain renter reliance on multifamily housing. Based on CRE market data from WDSuite, amenity access and a sizable renter base underpin demand resilience.
The vintage creates clear value-add angles—unit renovations, building systems, and common-area updates can sharpen competitiveness against younger stock. Within a 3-mile radius, recent increases in households and projected population growth indicate a larger tenant base ahead, supporting occupancy stability and measured pricing power if capital plans align with local rent-to-income dynamics.
- Inner-suburban location with top-tier neighborhood rank and exceptional amenity access supporting retention
- High renter-occupied housing share signals deep tenant base and durable multifamily demand
- 1979 vintage offers value-add potential via interiors, systems, and common-area enhancements
- 3-mile radius shows household growth and projected population gains, supporting occupancy stability
- Risks: mid-pack safety metrics and competition from newer assets require disciplined capex and leasing strategy