| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Poor |
| Demographics | 11th | Poor |
| Amenities | 68th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12227 Quail Dr, Balch Springs, TX, 75180, US |
| Region / Metro | Balch Springs |
| Year of Construction | 1982 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12227 Quail Dr, Balch Springs TX Multifamily Opportunity
Neighborhood data points to a stable renter base and everyday conveniences supporting leasing, according to WDSuite’s CRE market data. While occupancy for the neighborhood reflects mid-pack performance, amenity access and renter concentration help underpin demand.
This inner-suburb location in the Dallas-Plano-Irving metro offers everyday convenience that supports resident retention. Neighborhood amenities index above national medians, with grocery access in the 90th percentile nationwide and restaurants and cafes also testing the top quartile nationally. Parks and pharmacies trend around the 75th percentile, giving residents a broad mix of daily needs within short drives.
The neighborhood’s renter-occupied share is elevated relative to many Dallas-area peers, indicating a meaningful tenant base for multifamily product. At the same time, neighborhood occupancy levels track below the metro median, suggesting leasing can be competitive and asset-level execution (management, unit finish, and pricing strategy) remains important for stability.
Construction year averages in the surrounding neighborhood skew to the mid‑1980s. With a 1982 vintage, the property is slightly older than nearby stock, which may present value‑add potential through selective renovations and systems modernization while remaining cost-conscious on capital planning.
Demographic statistics aggregated within a 3‑mile radius show modest population growth recently and a clearer increase in households, alongside smaller household sizes over time. This pattern typically expands the renter pool and supports occupancy stability for well-managed assets. Median incomes have been rising in the area, helping sustain rent levels, while a moderate rent‑to‑income profile signals room for careful rent optimization rather than aggressive pushes.
Home values in the neighborhood sit below national medians, a context that can introduce competition from ownership options. For multifamily investors, that means emphasizing convenience, updated finishes, and professional management to strengthen lease retention and pricing power relative to entry‑level ownership alternatives. Average school ratings trail national norms, which can be a consideration for family‑oriented demand, though proximity to daily amenities offsets some of that friction for many renters.
Neighborhood safety trends are mixed but generally competitive in the Dallas context. Overall crime ranks favorably versus many Dallas‑area neighborhoods (a lower rank indicates comparatively less crime within the metro). Nationally, the neighborhood sits modestly above the midpoint for overall safety, while violent‑crime indicators trend closer to the national middle.
Recent momentum is constructive: both property and violent offense rates show year‑over‑year improvement, which supports resident perception and leasing stability if trends persist. As always, investors should anchor underwriting to property‑level controls and management practices rather than block‑level assumptions.
Proximity to major corporate headquarters in Dallas supports a broad commuter tenant base and helps stabilize leasing. Nearby employers include Builders FirstSource, AT&T, Jacobs, Tenet Healthcare, and Dean Foods.
- Builders Firstsource — building materials (11.3 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 (11.6 miles) — HQ
This 120‑unit, 1982 vintage asset in Balch Springs benefits from amenity depth and a sizable renter base, while neighborhood occupancy trends underscore the need for disciplined operations. Grocery, dining, and daily‑needs access rank strong nationally, a tailwind for lease retention, and the area’s renter concentration supports a consistent tenant pipeline. According to CRE market data from WDSuite, rent burdens in the neighborhood are moderate, which can aid renewal rates when paired with measured rent growth and service quality.
With a slightly older vintage than the neighborhood average, the property presents value‑add potential through targeted interior updates and building systems planning. Demographic statistics within a 3‑mile radius point to continued growth in households and smaller household sizes, suggesting renter pool expansion over the medium term. Balancing these positives, lower home values relative to national norms and below‑median school ratings may introduce competition for some cohorts, reinforcing the importance of competitive finishes and management execution.
- Amenity‑rich inner‑suburb location supports tenant retention and day‑to‑day convenience.
- Moderate rent burdens and a meaningful renter base underpin demand and renewal potential.
- 1982 vintage offers value‑add upside via selective renovations and systems modernization.
- Household growth within 3 miles points to a larger tenant pool over time.
- Risks: below‑median school ratings, competitive leasing given neighborhood occupancy, and ownership alternatives may pressure pricing; focus on management and finish quality.