| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Poor |
| Demographics | 29th | Poor |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3601 Pioneer Rd, Balch Springs, TX, 75180, US |
| Region / Metro | Balch Springs |
| Year of Construction | 1984 |
| Units | 104 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3601 Pioneer Rd, Balch Springs TX Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and relatively low rent-to-income levels, according to WDSuite s CRE market data. This commercial real estate analysis points to stable tenant depth with value-add upside.
Situated in an Inner Suburb of the Dallas-Plano-Irving metro, the neighborhood carries a C- rating and ranks 923 out of 1,108 metro neighborhoods, placing it below the metro median on broad livability measures. For investors, that often signals pricing entry points with room for operational improvement and targeted upgrades.
Renter-occupied housing accounts for a sizable share of neighborhood units (ranked 274 of 1,108), indicating a deep tenant base that can support leasing. Neighborhood occupancy trends sit below the metro median, so hands-on management and measured concessions may be useful to sustain retention and stabilize cash flow.
Daily needs are serviceable: grocery access is comparatively strong (nationally in a higher percentile), while parks, cafes, childcare, and pharmacies are limited locally. This pattern suggests residents rely on nearby corridors for lifestyle amenities, a common dynamic in workforce submarkets. Median contract rents in the area are mid-tier nationally, and the rent-to-income ratio near 0.18 points to manageable affordability pressure, which can aid renewals and limit turnover risk during soft patches in demand, based on CRE market data from WDSuite a0multifamily property research.
Within a 3-mile radius, recent population growth combined with a meaningful increase in households and a gradual reduction in average household size points to a larger tenant base and more renters entering the market over time. Forecasts indicate continued population and household expansion, which supports occupancy stability and pricing power for well-positioned assets.
Safety indicators for the neighborhood trend below national averages (lower national percentiles indicate comparatively higher crime) and below the metro median versus 1,108 Dallas-area neighborhoods. Recent year-over-year readings show modest increases in both property and violent offense rates, underscoring the importance of standard security measures and tenant screening to support leasing stability.
Investors typically mitigate these dynamics through lighting, access controls, and partnerships with local community resources. As always, evaluate block-by-block conditions during diligence and compare trends against peer submarkets to calibrate underwriting assumptions.
Regional employment nodes within commuting range include telecom, engineering, healthcare, and construction-related headquarters, which can underpin renter demand and reduce turnover through commute convenience. The list below highlights nearby anchors most relevant to workforce housing demand.
- Builders Firstsource d building materials (11.9 miles) d HQ
- AT&T d telecommunications (12.0 miles) d HQ
- Jacobs Engineering Group d engineering & professional services (12.0 miles) d HQ
- D.R. Horton, America's Builder d homebuilding (12.1 miles)
- Tenet Healthcare d healthcare services (12.3 miles) d HQ
Built in 1984, the property is older than the neighborhood s average vintage, creating a clear value-add path through targeted renovations and capital planning to enhance competitive positioning against newer stock. Neighborhood occupancy trends are softer than the metro median, but a high share of renter-occupied housing supports tenant depth and the potential for stable lease-up with active management.
Within a 3-mile radius, population and households have expanded and are projected to continue rising, pointing to renter pool expansion that can support occupancy stability. According to CRE market data from WDSuite, mid-tier rents relative to incomes and a rent-to-income ratio near 0.18 suggest manageable affordability pressure, supporting renewal velocity and reducing turnover risk for well-managed assets.
- 1984 vintage offers renovation and value-add upside versus newer competitive stock
- High renter-occupied share signals a deep tenant base for leasing durability
- 3-mile radius shows population and household growth supporting occupancy stability
- Mid-tier rents vs. incomes provide room to manage renewals and reduce turnover
- Risks: below-metro safety and limited local amenities require prudent security and proactive management