| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Good |
| Demographics | 70th | Good |
| Amenities | 49th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2610 Lakehill Ln, Carrollton, TX, 75006, US |
| Region / Metro | Carrollton |
| Year of Construction | 1981 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2610 Lakehill Ln Carrollton Value-Add Multifamily
Neighborhood occupancy is steady and renter demand is supported by incomes relative to prevailing rents, according to WDSuite’s CRE market data. This positions the asset for stable operations with measured upside from operational and physical improvements.
The property sits in an A- rated suburban neighborhood within the Dallas-Plano-Irving metro, ranked 257 out of 1,108 metro neighborhoods — competitive among Dallas-Plano-Irving submarkets and supported by diversified amenities. Neighborhood occupancy is 94.8% with a slight five‑year uptick, indicating resilient leasing conditions rather than late‑cycle slack.
Local amenity access trends above national norms for restaurants and daily needs (neighborhood is above the national median for grocery and restaurant density), while parks and pharmacies are thinner in the immediate area — a livability trade‑off to consider for resident retention strategies. Average school ratings are around the national midpoint, suggesting mixed appeal for family renters but not a clear constraint on leasing.
Within a 3‑mile radius, renter-occupied housing represents an estimated 61% of units, signaling a deep tenant base for multifamily. Over the past five years, population edged down slightly while household counts rose, and forecasts point to further household growth alongside smaller average household sizes — dynamics that typically expand the renter pool and support occupancy stability.
Median home values in the neighborhood are elevated relative to many U.S. areas, which tends to sustain reliance on multifamily housing. With neighborhood contract rents and a rent-to-income ratio indicating manageable affordability pressure, owners may have room for measured rent optimization over time, subject to asset positioning and competitive supply.
Safety indicators trend favorable in national context but warrant monitoring locally. The neighborhood scores in the safer half nationally (higher national percentiles indicate safer conditions), including stronger standing on property offense metrics, yet its metro rank (86 out of 1,108) places it closer to the higher-incident end within Dallas-Plano-Irving. For investors, this mixed profile suggests emphasizing on-site security, lighting, and resident engagement to support retention.
Recent trend data show improvement in certain property-related offenses but a one-year uptick in violent offense measures. Framing this comparatively and over time — rather than block-by-block — is prudent for underwriting; operators should plan for standard risk management and collaborate with residents and local resources as part of routine asset operations.
Proximity to major corporate offices supports a broad commuter tenant base and underpins leasing stability. Nearby employers span technology, energy, and engineering, aligning with steady, diversified white- and gray-collar demand.
- Costco Regional Office — corporate offices (4.8 miles)
- IBM Dallas Metroplex — technology offices (5.2 miles)
- Fluor — engineering & construction (6.4 miles) — HQ
- Texas Instruments — semiconductors (6.9 miles) — HQ
- Exxon Mobil — energy (7.0 miles) — HQ
Built in 1981, the 72‑unit asset is modestly older than the neighborhood’s average vintage, creating clear pathways for value‑add and targeted capital planning to improve unit finishes, common areas, and systems. Neighborhood occupancy remains healthy and household growth within a 3‑mile radius points to a larger tenant base even as average household size trends down, supporting leasing stability. Based on commercial real estate analysis from WDSuite, rent levels relative to area incomes suggest manageable affordability pressure, enabling disciplined rent and expense optimization as repositioning occurs.
Strategically, elevated home values in the neighborhood help sustain multifamily demand, while proximity to diversified corporate employers supports retention and backfills. Risks to underwrite include mixed safety signals within the metro context and thinner park/pharmacy access nearby, both manageable with standard operating practices and resident experience investments.
- Vintage 1981 offers value‑add and capex-driven upside versus newer neighborhood stock
- Healthy neighborhood occupancy with expanding 3‑mile household base supports leasing stability
- Rent-to-income dynamics provide room for disciplined pricing and operational gains
- Employer proximity across tech, energy, and engineering broadens the renter pool
- Risks: mixed metro safety ranking and thinner parks/pharmacies call for proactive operations