| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 76th | Best |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2535 Marsh Ln, Carrollton, TX, 75006, US |
| Region / Metro | Carrollton |
| Year of Construction | 1982 |
| Units | 102 |
| Transaction Date | 2006-02-15 |
| Transaction Price | $4,308,800 |
| Buyer | 2535 MARSH LANE PARTNERS LP |
| Seller | MARSH HIGHLANDS CARROLLTON LTD LP |
2535 Marsh Ln, Carrollton TX Multifamily Investment
Neighborhood fundamentals indicate a deep renter pool and steady leasing potential, according to WDSuite’s CRE market data. Focus is on sustained renter demand driven by proximity to jobs and everyday amenities.
Carrollton’s inner-suburban location offers daily convenience with strong neighborhood amenities. Cafes, restaurants, childcare, and groceries score above national norms, supporting resident retention and day-to-day livability. At the same time, parks and pharmacy access are limited within the immediate neighborhood footprint, which investors should weigh against the area’s otherwise complete amenity mix.
Rents in the surrounding neighborhood benchmark in the upper tier for the metro, while the neighborhood occupancy rate is about 92%, suggesting stable leasing conditions without signaling overheating. The local housing stock skews renter-occupied, with roughly three-quarters of housing units renter-occupied, indicating a deep tenant base and consistent multifamily demand.
Within a 3-mile radius, demographics point to demand resilience: population has been broadly stable in recent years while household counts have edged higher, implying smaller average household sizes and a larger renter pool over time. Looking ahead, forecasts call for a material increase in households by 2028 alongside rising median incomes, which supports occupancy stability and measured rent growth.
Home values in the neighborhood sit in a mid-market range for Dallas–Plano–Irving. This context can create some competition from ownership options, but the rent-to-income profile is manageable for many households, supporting lease retention and reducing turnover risk for well-positioned assets.
Safety metrics compare favorably at the neighborhood level. Property offenses benchmark around the mid-80s percentile nationally (safer than most neighborhoods), while violent offenses land around the 70th percentile, indicating above-average safety compared to national peers. Recent data also points to a notable year-over-year decline in property offenses, a constructive signal for long-term leasing stability.
As always, safety can vary by block and over time; investors should confirm on-the-ground trends and align property operations (lighting, access control, and resident engagement) with current conditions.
The location serves a broad white-collar employment base with nearby corporate offices that help sustain renter demand and commute convenience. Key employers include Costco’s regional office, Yum China Holdings, IBM Dallas Metroplex, Hewlett Packard Enterprise, and St Jude Medical.
- Costco Regional Office — corporate offices (3.14 miles)
- Yum China Holdings — corporate offices (6.34 miles) — HQ
- IBM Dallas Metroplex — corporate offices (6.58 miles)
- Hewlett Packard Enterprise — corporate offices (6.61 miles)
- St Jude Medical — corporate offices (6.64 miles)
Built in 1982, this 102-unit asset offers potential value-add and systems modernization opportunities relative to the neighborhood’s newer average stock, with the aim of enhancing competitive position and rent achievement. The surrounding neighborhood shows a high concentration of renter-occupied housing units and an occupancy rate near 92%, supporting consistent leasing and a broad tenant base. According to CRE market data from WDSuite, the local amenity mix and proximity to established employers underpin retention while the mid-market ownership landscape tempers but does not eliminate rental pricing power.
Within a 3-mile radius, households have trended upward and are projected to expand meaningfully alongside income growth, pointing to a larger renter pool and support for occupancy stability. Investors should plan for targeted capex given the vintage, and monitor amenity programming to offset limited park/pharmacy access noted at the neighborhood level.
- Renter-occupied concentration and stable neighborhood occupancy support steady leasing
- 1982 vintage presents value-add and modernization upside versus newer local stock
- Amenity-rich corridor and nearby corporate offices bolster tenant retention
- 3-mile household and income growth projections expand the future renter base
- Risks: limited park/pharmacy access and aging systems require proactive capex planning