| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Poor |
| Demographics | 11th | Poor |
| Amenities | 68th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12224 Quail Dr, Balch Springs, TX, 75180, US |
| Region / Metro | Balch Springs |
| Year of Construction | 1984 |
| Units | 104 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12224 Quail Dr Balch Springs 104-Unit Multifamily
Neighborhood renter concentration is high versus national norms, supporting a deeper tenant pool and steadier leasing, according to WDSuite’s CRE market data. Amenities are competitive for an inner suburb, which can help sustain occupancy through cycles.
Balch Springs’ inner-suburban setting offers practical livability for renters: grocery coverage and dining density rank in the stronger range nationally, while park and pharmacy access are also solid. Childcare options are comparatively thin, and average school ratings in the neighborhood sit below national norms, factors investors should weigh when assessing family-oriented tenant retention.
The neighborhood’s renter-occupied share is high compared with national benchmarks, indicating a broad base of multifamily demand and potential depth for lease-up and renewals. At the same time, the neighborhood occupancy rate trends near the national midpoint, suggesting stable but competitive leasing dynamics where property-level operations and management will matter.
Within a 3-mile radius, demographics show steady population levels with an increase in households over the past five years, resulting in smaller average household sizes. Projections point to continued household growth and further right-sizing of household size by 2028, which typically expands the renter pool and supports occupancy stability for well-managed assets.
Home values are relatively accessible in this part of the Dallas-Plano-Irving metro, and neighborhood rents sit around national midpoints. This ownership landscape can introduce some competition from entry-level ownership but also supports lease retention, as rent-to-income levels indicate manageable affordability pressure for many renters. Based on CRE market data from WDSuite, these factors collectively frame a location where everyday convenience and pricing context underpin consistent renter demand.
Safety indicators are mixed when viewed against metro peers and national patterns. The neighborhood’s crime rank places it on the less favorable side within the Dallas-Plano-Irving metro (ranked against 1,108 neighborhoods), yet national percentiles show a more balanced picture: property-related offenses sit in a stronger position than the national average, while violent offense readings are closer to the national midpoint.
Recent trend data is constructive: both property and violent offense rates have declined year over year, indicating improving directionality. For investors, the takeaway is to underwrite with conservative assumptions, monitor submarket trends, and rely on property-level security and resident engagement to support retention and reputation.
Nearby headquarters and corporate offices within commuting range support a diverse employment base that can bolster leasing and retention, particularly for workforce renters. The following employers reflect sectors present along the core Dallas job corridors and are within roughly 12 miles.
- Builders Firstsource — building materials (11.2 miles) — HQ
- AT&T — telecommunications (11.3 miles) — HQ
- Jacobs Engineering Group — engineering services (11.3 miles) — HQ
- Tenet Healthcare — healthcare services (11.6 miles) — HQ
- Dean Foods — food & beverage/CPG (11.6 miles) — HQ
This 104-unit asset benefits from a high neighborhood renter concentration and everyday convenience that supports leasing across cycles. Occupancy in the surrounding neighborhood trends near the national midpoint, and household growth within a 3-mile radius—alongside smaller average household sizes—points to a gradually expanding tenant base. According to CRE market data from WDSuite, amenity access (groceries, dining, parks, pharmacies) is competitive for an inner suburb, while rent levels and rent-to-income context suggest manageable affordability pressure that can aid retention.
Key considerations include below-average local school ratings, limited childcare density, and safety readings that are mixed relative to metro peers. Neighborhood-level NOI per unit trails national peers, underscoring the importance of disciplined expense control and targeted improvements to drive outperformance. Investors with focused asset management and pragmatic value-add strategies can position the property to capture steady demand from nearby employment corridors.
- High renter concentration supports depth of demand and renewal potential
- Competitive amenity access (groceries, dining, parks, pharmacies) for an inner-suburban location
- Household growth and smaller household sizes within 3 miles expand the renter pool
- Affordability context and mid-cycle occupancy levels support leasing stability
- Risks: weaker school ratings, limited childcare options, mixed safety relative to metro, and lower neighborhood NOI per unit