| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Poor |
| Demographics | 29th | Poor |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3328 Shepherd Ln, Balch Springs, TX, 75180, US |
| Region / Metro | Balch Springs |
| Year of Construction | 1983 |
| Units | 33 |
| Transaction Date | 2017-09-22 |
| Transaction Price | $1,724,300 |
| Buyer | S2T PROPERTIES MESQUITE LLC |
| Seller | 3328 SHEPHERD LLC |
3328 Shepherd Ln Balch Springs Multifamily Investment
Neighborhood fundamentals point to steady renter demand and attainable pricing, according to WDSuite’s CRE market data, with occupancy measured at the neighborhood level rather than the property. A modest-cost ownership landscape in Dallas County helps sustain leasing interest for workforce-oriented units.
Located in an inner-suburban pocket of the Dallas–Plano–Irving metro, the neighborhood shows balanced rents and a renter-occupied share of housing units that indicates a deep tenant base. The neighborhood’s renter concentration (share of housing units that are renter-occupied) is elevated relative to many Dallas-area submarkets, supporting demand depth and lease-up resilience for multifamily assets.
Livability is functional rather than amenity-driven. Cafes, parks, and pharmacies are limited locally, but grocery access is comparatively strong for the metro and competitive nationally (neighborhood grocery density ranks high), which supports daily needs for residents. School ratings are not available in this dataset; investors may underwrite conservatively on that line item. For multifamily property research, this translates to a pragmatic value proposition focused on convenience and price rather than lifestyle amenities.
On housing metrics, median contract rents sit around the middle of national distributions, while the neighborhood rent-to-income ratio points to moderate affordability pressures that can aid retention. Median home values are lower than many core Dallas submarkets, which can introduce some competition from ownership alternatives; however, this high-cost ownership market dynamic is less pronounced here, helping sustain reliance on rental housing and supporting occupancy stability.
Demographics aggregated within a 3-mile radius show population growth over the last five years alongside a larger increase in household counts, indicating smaller average household sizes and a broader renter pool. Forward-looking projections point to continued population growth and a further increase in households, which should expand the tenant base and support leasing fundamentals over the medium term. The asset’s 1983 construction is older than the neighborhood’s average vintage (1995), suggesting potential value-add and capital planning opportunities to improve competitive positioning versus newer stock.
Safety indicators trail national medians, with neighborhood crime metrics falling below the safer end of national percentiles. Recent year data indicate upticks in both property and violent offense rates at the neighborhood level. For investors, this argues for prudent operating assumptions: emphasize security-minded property management, lighting and access controls, and consider underwriting slightly higher loss-to-lease or turnover assumptions relative to stronger-performing Dallas neighborhoods.
Positioning strategy can mitigate risk: catering to workforce renters, maintaining visible upkeep, and partnering with community resources can support tenant retention and curb avoidable incidents. Comparatively, this area is not among the top quartile nationally for safety, so thoughtful asset management is a practical lever.
- Builders Firstsource — building materials HQ (11.5 miles) — HQ
- AT&T — telecom HQ (11.5 miles) — HQ
- Jacobs Engineering Group — engineering & professional services HQ (11.5 miles) — HQ
- Tenet Healthcare — healthcare services HQ (11.8 miles) — HQ
- Dean Foods — food & beverage HQ (11.9 miles) — HQ
Proximity to major corporate headquarters and offices in and around Dallas supports a broad employment base and commute convenience for workforce renters. The anchors below represent diversified corporate demand drivers within roughly 12 miles.
This 33-unit asset built in 1983 is positioned as a workforce-oriented play in an inner-suburban Dallas County location where neighborhood rents are mid-range nationally and renter-occupied housing share is high, supporting depth of demand. According to CRE market data from WDSuite, neighborhood occupancy sits below the metro median but remains consistent with value-focused suburban submarkets, making durable operations achievable with effective leasing and resident retention.
Within a 3-mile radius, population growth and a notable increase in household counts expand the tenant base, while forecast gains suggest continued renter pool expansion. The property’s older vintage relative to the area’s average 1995 stock points to clear value-add and capital planning avenues—interior updates and systems upgrades can enhance competitiveness versus newer product while capturing pricing aligned with local affordability and retention dynamics.
- Deep renter base and mid-range rents support steady leasing and renewal potential
- 1983 vintage offers value-add upside versus newer neighborhood stock
- 3-mile population and household growth expand the prospective tenant pool
- Proximity to multiple Dallas HQs underpins workforce demand and commute convenience
- Risks: below-median safety metrics and limited lifestyle amenities require prudent underwriting and active management