| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 48th | Fair |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 151 E Little Creek Rd, Cedar Hill, TX, 75104, US |
| Region / Metro | Cedar Hill |
| Year of Construction | 1986 |
| Units | 36 |
| Transaction Date | 2005-06-01 |
| Transaction Price | $2,400,000 |
| Buyer | TEG CREEK LLC |
| Seller | L & C HOLDINGS LLC |
151 E Little Creek Rd Cedar Hill Multifamily Investment
Neighborhood occupancy is robust and has trended upward, supporting stable tenancy and lease retention, according to WDSuite’s CRE market data.
Cedar Hill’s inner-suburban setting offers a livable balance of parks and schools with commuter access to the Dallas-Plano-Irving employment core. Neighborhood occupancy is high (top decile nationally), which points to consistent renter demand and supports income stability for multifamily owners.
Amenity coverage within the immediate neighborhood is mixed: parks and cafes rank strong compared with peers (both competitive nationally), while grocery and pharmacy options are limited in-neighborhood, suggesting residents rely on nearby corridors for daily needs. For investors, this pattern can still sustain leasing if commute and open-space access remain valued, but it may temper top‑line premiums relative to amenity-dense nodes.
School quality is a local strength, with the neighborhood’s average rating landing in the top quartile nationally, a factor that can bolster demand for larger units and lengthen tenancy. Median contract rents in the neighborhood sit above national norms, yet the rent-to-income ratio of 0.26 signals manageable affordability pressure that can aid retention while still allowing disciplined rent management.
Demographic statistics aggregated within a 3-mile radius show households have been roughly stable over the past five years, even as population softened slightly, implying smaller household sizes and a renter pool that has held up. Looking ahead, projections indicate an increase in households and incomes through the forecast period, which would expand the local tenant base and support occupancy and rent growth if broader metro conditions remain favorable, based on commercial real estate analysis from WDSuite.
Safety indicators are favorable in a national context: violent-offense metrics track above the U.S. average, and property-offense measures are notably strong, placing the neighborhood in a higher safety tier nationally. Recent trends also show year-over-year improvement, suggesting momentum in the right direction. As always, investors should underwrite at the property and block level to reflect micro‑location variation within broader area trends.
Proximity to major Dallas headquarters underpins renter demand via diversified white‑collar employment and manageable commutes. Key nearby employers include AT&T, Tenet Healthcare, Jacobs Engineering Group, Builders FirstSource, and HollyFrontier.
- AT&T — telecommunications (16.7 miles) — HQ
- Tenet Healthcare — healthcare services (16.9 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (17.1 miles) — HQ
- Builders Firstsource — building materials (17.1 miles) — HQ
- Hollyfrontier — energy (17.4 miles) — HQ
This 36‑unit asset benefits from a high‑occupancy neighborhood and a balanced suburban location that draws on the Dallas‑Plano‑Irving job base. Above‑average neighborhood rents alongside a rent‑to‑income ratio around 0.26 point to manageable affordability pressure that can support retention while leaving room for measured pricing. Demographic statistics within a 3‑mile radius show households holding steady with forecasts indicating growth, which supports a larger tenant base over time, according to CRE market data from WDSuite.
Local strengths include school quality and park access, while limited in-neighborhood grocery/pharmacy retail suggests underwriting should assume convenience needs are met along adjacent corridors. Ownership costs are moderate relative to incomes, which can introduce some competition from for-sale housing, but continued employment access and projected household growth help sustain multifamily demand.
- High neighborhood occupancy supports income stability and lease retention
- Above‑average rents with manageable rent‑to‑income ratio enable disciplined pricing
- 3‑mile household and income growth projections expand the renter base over time
- Strong schools and parks enhance livability for family‑oriented renters
- Risks: limited walkable daily retail and potential competition from for‑sale housing