| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Poor |
| Demographics | 29th | Poor |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12801 Quail Dr, Balch Springs, TX, 75180, US |
| Region / Metro | Balch Springs |
| Year of Construction | 1980 |
| Units | 40 |
| Transaction Date | 2011-06-29 |
| Transaction Price | $881,300 |
| Buyer | 3212 BALCH SPRINGS LLC |
| Seller | RESILIENT ASSETS LLC |
12801 Quail Dr Balch Springs Multifamily Investment
Renter-occupied housing is substantial in the surrounding neighborhood, supporting a deeper tenant base even as occupancy trends are mixed, according to CRE market data from WDSuite. Strong grocery access and inner-suburban positioning within the Dallas–Plano–Irving metro help underpin day-to-day livability for residents.
The property sits in an inner-suburban pocket of Balch Springs within the Dallas–Plano–Irving metro, where neighborhood metrics point to steady renter demand and everyday convenience. Grocery availability is a relative strength — the neighborhood ranks 224 of 1,108 metro neighborhoods and sits in the 85th percentile nationally, placing it in the top quartile nationally for this amenity. By contrast, cafes, parks, and pharmacies are limited locally, so residents likely rely on nearby corridors for discretionary services.
Multifamily dynamics are mixed at the neighborhood level. The share of housing units that are renter-occupied is competitive among Dallas–Plano–Irving neighborhoods (ranked 274 of 1,108), indicating depth in the tenant pool and potential support for leasing velocity. Reported neighborhood occupancy sits below the metro median (ranked 909 of 1,108), which suggests the need for disciplined operations and product differentiation to maintain stability.
Vintage also matters for positioning. Built in 1980 versus a neighborhood average year of 1995 (ranked in the 78th percentile nationally for newer stock), this asset is older than much of the surrounding inventory — a profile that can support value-add or modernization to enhance competitiveness. Capital planning for systems and unit finishes should be part of the underwriting.
Within a 3-mile radius, demographics indicate a growing and evolving renter base. Recent years show modest population growth and a larger increase in households, which points to smaller household sizes and a broader pool of prospective renters. Median incomes have been rising, and asking rents in the area have moved up from prior periods, reinforcing pricing power for well-managed properties without overextending affordability.
Home values in the neighborhood sit near national mid-range levels, which can introduce some competition from ownership options. However, a rent-to-income profile around local norms and the area’s inner-suburban access support lease retention for appropriately positioned units.
Safety indicators for the neighborhood track below national averages, with crime measures generally in the lower national percentiles. Within the Dallas–Plano–Irving metro, the neighborhood’s crime rank (648 of 1,108) is below the metro average, signaling that investors should incorporate prudent security and site-management practices. Nationally, violent and property offense measures align with the lower percentiles, so comparing strategies used in competitive properties nearby may help sustain tenant retention and protect NOI.
Proximity to major corporate employers in central Dallas supports commuter demand and leasing stability, particularly among workforce and office employees tied to telecommunications, engineering, and healthcare. Nearby anchors include AT&T, Jacobs Engineering Group, Builders FirstSource, D.R. Horton, and Tenet Healthcare.
- Builders Firstsource — building materials (11.7 miles) — HQ
- AT&T — telecommunications (11.7 miles) — HQ
- Jacobs Engineering Group — engineering services (11.7 miles) — HQ
- D.R. Horton, America's Builder — homebuilding (11.8 miles)
- Tenet Healthcare — healthcare services (12.0 miles) — HQ
12801 Quail Dr is a 40-unit, 1980-vintage asset in an inner-suburban Balch Springs location that draws from a sizable renter base. The neighborhood shows strong grocery access but thinner discretionary amenities, and occupancy trends run below the metro median — factors that reward hands-on asset management. According to CRE market data from WDSuite, renter-occupied housing concentration in the neighborhood is competitive within the metro, supporting depth of demand for well-positioned units.
Within a 3-mile radius, recent population growth alongside a faster increase in households points to smaller household sizes and a broader tenant pool. Income gains and rising market rents in the area bolster the case for targeted renovations. Given the 1980 construction, a thoughtful value-add or system modernization plan can help the property stand out against newer nearby stock while addressing long-term capital needs.
- Competitive renter concentration in the neighborhood supports tenant demand and leasing depth.
- 1980 vintage offers value-add and modernization potential to improve positioning versus newer stock.
- Strong grocery access enhances day-to-day livability despite limited discretionary amenities nearby.
- 3-mile demographics show population and household growth, expanding the local renter pool.
- Risk: Neighborhood occupancy ranks below the metro median; performance depends on disciplined operations and targeted improvements.