| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 45th | Fair |
| Amenities | 86th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1506 School Rd, Carrollton, TX, 75006, US |
| Region / Metro | Carrollton |
| Year of Construction | 1984 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1506 School Rd Carrollton Multifamily Investment Opportunity
Neighborhood occupancy trends are strong relative to the Dallas-Plano-Irving metro, supporting steady renter demand according to WDSuite’s CRE market data. This position offers investors durable income potential with measured exposure to an inner-suburban location.
Located in an inner-suburb of Carrollton, the property benefits from a high-amenity setting. The neighborhood scores in the top quartile nationally for overall amenities, with grocery, restaurant, park, and pharmacy access posting national percentiles in the low 80s to low 90s. For investors, this concentration of daily-needs retail and services tends to support leasing velocity and retention.
Neighborhood occupancy ranks 273 of 1,108 within the Dallas-Plano-Irving metro—competitive among metro peers and near the top quartile—indicating stable renter absorption and reduced downtime risk. Median contract rents are positioned above the national median for comparable neighborhoods, suggesting workable pricing power without reaching the most expensive tiers.
The 1984 vintage is newer than much of the area’s housing stock (neighborhood average construction year is 1968). That relative youth can be a competitive advantage versus older assets, while still warranting capital planning for mid-life systems, common areas, and unit updates to sustain rent positioning.
Unit tenure patterns indicate roughly half of housing units are renter-occupied at the neighborhood level, pointing to a deep tenant base and demand stability for multifamily. Within a 3-mile radius, demographic data show households have grown even as total population has edged down and average household size has trended smaller—conditions that can expand the renter pool and support occupancy. Rising household incomes and rent levels in the 3-mile radius further reinforce the case for professionally managed product, though investors should calibrate leasing strategy to maintain affordability and retention.
Home values in the neighborhood sit below many high-cost Sun Belt submarkets, which can introduce some competition from ownership options. For multifamily owners, this typically translates to solid demand for well-maintained, conveniently located apartments, with pricing power driven more by property quality and amenity access than by severe ownership cost barriers.
School ratings in the surrounding area trail national medians, which can matter for family-oriented leasing. Positioning toward workforce renters and emphasizing convenience, commutability, and refreshed finishes may mitigate this factor.
Safety indicators are mixed and generally around metro medians. The neighborhood’s crime rank sits near the midpoint among 1,108 Dallas-Plano-Irving neighborhoods, and national percentiles indicate conditions that are somewhat below the national safety average overall but close to midrange for property offenses. For investors, this argues for standard security measures and attentive property management rather than extraordinary mitigation.
Recent year-over-year estimates show increases in both violent and property offense rates at the neighborhood level. While neighborhood-scale trends can fluctuate, monitoring these metrics and coordinating with proven operators, lighting upgrades, and access controls can help support resident satisfaction and leasing stability.
The property sits within a dense corridor of corporate offices that underpin steady renter demand through commute convenience for technology, engineering, energy, and retail corporate workforces. Notable nearby employers include IBM, Fluor, Exxon Mobil, Vistra Energy, and Michaels.
- IBM Dallas Metroplex — technology (3.0 miles)
- Fluor — engineering & construction (4.2 miles) — HQ
- Exxon Mobil — energy (4.9 miles) — HQ
- Vistra Energy — energy & utilities (5.1 miles) — HQ
- Michaels Cos. — retail corporate (5.7 miles) — HQ
This 32-unit, 1984-vintage asset at 1506 School Rd benefits from a high-amenity inner-suburban location and neighborhood occupancy that is competitive among Dallas-Plano-Irving peers. Newer relative to much of the area’s housing stock, the property can leverage light-to-moderate renovations to sharpen its competitive edge while keeping capital intensity manageable. According to CRE market data from WDSuite, the neighborhood’s amenity access and above-median rents (versus comparable areas nationwide) support steady leasing and pricing discipline.
Within a 3-mile radius, households have grown and are projected to continue rising even as population moderates, implying smaller household sizes and a larger renter pool over time. Income gains and projected rent growth reinforce the case for well-managed product, though investors should underwrite prudent concessions in softer leasing windows and account for school quality and safety trends when setting positioning and renewal strategies.
- Competitive neighborhood occupancy and strong amenity access support stable leasing
- 1984 vintage offers relative advantage versus older stock with targeted value-add upside
- 3-mile household growth and rising incomes expand the renter base and retention potential
- Corporate employment corridor nearby underpins demand from professional renters
- Risks: below-median school ratings, mixed safety trends, and some competition from ownership options