| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Poor |
| Demographics | 11th | Poor |
| Amenities | 68th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11900 Quail Dr, Balch Springs, TX, 75180, US |
| Region / Metro | Balch Springs |
| Year of Construction | 1990 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11900 Quail Dr Balch Springs Multifamily Investment
Renter-occupied share in the surrounding neighborhood supports a steady tenant base and workforce positioning, according to WDSuite’s CRE market data. Proximity to major Dallas employers further underpins leasing potential for this 24-unit asset.
Located in an inner-suburb pocket of the Dallas–Plano–Irving metro, the neighborhood offers everyday convenience that helps multifamily retention. Amenity access ranks competitively within the metro (116 of 1,108 neighborhoods), with national percentiles indicating above-average grocery, restaurant, and cafe density (around the 82–90th percentiles). These options reinforce livability and support leasing for value-oriented assets.
Neighborhood occupancy trends are middle-of-the-pack nationally, suggesting operators should prioritize leasing management and renewals to maintain stability. The renter-occupied share is elevated versus national benchmarks (around the 85th percentile), which signals depth in the tenant pool and consistent demand for multifamily product, while ownership options remain relatively attainable in this submarket—implying balanced pricing power rather than outsized rent push.
Within a 3-mile radius, households have increased over the past five years, and projections point to further household growth alongside smaller average household sizes. This dynamic typically expands the renter pool and supports occupancy durability. Median school ratings trail national norms, so properties here often compete on value, commute convenience, and practical amenities.
The asset’s 1990 vintage is slightly newer than the neighborhood average (1985), which can aid competitiveness versus older stock; however, investors should still plan for selective updates as building systems age to sustain rentability and manage operating costs.
Public safety indicators show a mixed but improving picture relative to national benchmarks. Property offense levels trend modestly better than the national middle and have declined year over year, while violent offense levels sit closer to the national midpoint with recent improvement as well. These trends suggest conditions that are manageable for workforce housing with standard security, lighting, and property management practices.
At the metro level (Dallas–Plano–Irving, 1,108 neighborhoods), the area performs around average in broad crime measures, with recent declines supporting a cautiously constructive view. Investors should underwrite to typical operating protocols and monitor trendlines as part of ongoing risk management.
A broad corporate base within roughly 11–12 miles supports commuter demand and leasing stability, particularly for workforce renters. Notable nearby employers include Builders FirstSource, AT&T, Jacobs Engineering Group, Tenet Healthcare, and Dean Foods.
- Builders FirstSource — building materials (11.0 miles) — HQ
- AT&T — telecommunications (11.0 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (11.0 miles) — HQ
- Tenet Healthcare — healthcare services (11.3 miles) — HQ
- Dean Foods — food & beverage (11.4 miles) — HQ
This 24-unit asset benefits from a renter-heavy neighborhood, everyday amenities, and access to Dallas employment centers, which together support durable multifamily demand. Neighborhood occupancy sits near national midrange, so operational focus on renewals and turn efficiency can sustain cash flow, while the relatively balanced ownership landscape suggests steady—rather than outsized—pricing power. Based on commercial real estate analysis from WDSuite, local amenity density and employer proximity are consistent tailwinds for workforce-oriented leasing.
Built in 1990, the property is slightly newer than the local average, offering a competitive edge versus older stock, though investors should anticipate targeted capital for system updates and light renovations to enhance retention. Within a 3-mile radius, household growth and a trend toward smaller household sizes point to a gradually expanding renter pool, reinforcing long-run occupancy stability for well-managed assets.
- Renter-occupied concentration supports a deep tenant base and steady demand
- Amenity access and proximity to major employers bolster retention
- 1990 vintage offers a modest competitive edge with selective value-add potential
- Household growth within 3 miles supports occupancy durability over time
- Risks: midrange occupancy, weaker school ratings, and balanced pricing power vs. ownership