| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 32nd | Poor |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1120 Park Ave, Carrollton, TX, 75006, US |
| Region / Metro | Carrollton |
| Year of Construction | 1973 |
| Units | 105 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1120 Park Ave Carrollton Multifamily Investment
Neighborhood fundamentals point to steady renter demand and pricing discipline, according to WDSuite’s CRE market data. The immediate takeaway for investors is stable occupancy with a deep local renter base supporting day‑to‑day leasing.
Carrollton’s inner‑suburb setting offers everyday convenience for renters, with restaurants relatively dense for the area and groceries accessible (both stronger than national averages), while parks, cafes, childcare, and pharmacies are limited within the neighborhood itself. Average school ratings hover around the middle of the pack nationally, which helps broaden the tenant profile without leaning solely on premium school‑driven demand, based on commercial real estate analysis from WDSuite.
For multifamily, the neighborhood shows resilient renter demand: occupancy in the surrounding area is in the mid‑90s and the renter‑occupied share is high (about two‑thirds of units). Together, these signals indicate a large tenant base and support for leasing stability and retention management.
Within a 3‑mile radius, households have edged higher in recent years and are projected to expand further, even as total population trends down modestly. This points to smaller household sizes and more households in the market, which typically supports occupancy and broadens the renter pool near the property.
Ownership costs are moderate for the Dallas‑Plano‑Irving metro context, which can create some competition from entry‑level ownership. At the same time, rent‑to‑income levels in the neighborhood are relatively manageable, supporting lease retention and giving operators room to focus on operational efficiency rather than over‑reliance on rent growth.
Safety indicators are mixed in a way investors should contextualize. Within the Dallas‑Plano‑Irving metro, the neighborhood’s crime rank is near the lower end (ranked 5 out of 1,108 neighborhoods), signaling higher incident levels relative to many local peers. At the same time, national positioning is stronger: the area falls in the upper decile of neighborhoods nationwide for safety indicators, and recent estimates show sizable year‑over‑year declines in both violent and property incidents. The net read is that local operating practices should incorporate prudent security and community‑engagement measures, while recognizing that broader national comparisons look more favorable.
Proximity to major corporate offices strengthens the weekday renter base and supports retention through commute convenience. Key employers within a short drive include IBM, Fluor, Exxon Mobil, Vistra Energy, and Costco’s regional office.
- IBM Dallas Metroplex — technology services (3.9 miles)
- Fluor — engineering & construction (5.0 miles) — HQ
- Exxon Mobil — energy corporate offices (5.7 miles) — HQ
- Vistra Energy — power & utilities (5.8 miles) — HQ
- Costco Regional Office — retail regional operations (5.9 miles)
This 105‑unit asset, built in 1973, is slightly older than the area’s typical vintage and may benefit from targeted value‑add and systems modernization to enhance competitive positioning. Neighborhood operating signals are supportive: high renter concentration, occupancy in the mid‑90s, and rent‑to‑income levels that suggest manageable affordability pressure — factors that underpin tenant retention and day‑to‑day leasing stability, according to CRE market data from WDSuite.
Demographic trends aggregated within a 3‑mile radius point to a larger number of households even as total population drifts lower, implying smaller household sizes and a broader renter pool over time. Ownership remains relatively accessible for the metro, which can introduce competition at the margins, but proximity to major employment nodes and steady neighborhood occupancy help sustain demand for well‑managed multifamily.
- Renter‑heavy neighborhood with mid‑90s occupancy supports leasing stability and retention.
- 1973 vintage offers value‑add and systems‑upgrade upside versus newer competitive stock.
- Household growth within 3 miles expands the tenant base even as population trends down.
- Near major employers, reinforcing weekday demand and commute convenience.
- Risks: metro‑relative crime exposure and some competition from ownership options; plan for security, amenities, and selective renovations.