| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Good |
| Demographics | 57th | Good |
| Amenities | 22nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 235 W Pleasant Run Rd, Cedar Hill, TX, 75104, US |
| Region / Metro | Cedar Hill |
| Year of Construction | 2000 |
| Units | 122 |
| Transaction Date | 2021-01-21 |
| Transaction Price | $186,875,000 |
| Buyer | WOJV CEDAR HILL II LLC |
| Seller | TEXAS HCP AL LP |
235 W Pleasant Run Rd Cedar Hill Multifamily Investment
Neighborhood occupancy is elevated and stable, according to WDSuite’s CRE market data, suggesting durable renter demand for a 2000-vintage asset supported by suburban fundamentals in Dallas County.
Cedar Hill’s suburban setting offers a balanced mix of daily conveniences with stronger coverage in grocery and dining compared with many areas nationwide, while cafes, parks, and pharmacies are less dense. Relative to Dallas-Plano-Irving’s 1,108 neighborhoods, the area is competitive on overall livability, with restaurants per square mile in the upper tiers nationally and grocery access above the national midpoint.
For investors, the key signal is occupancy: the neighborhood records a high occupancy rate and sits in the top quartile nationally, indicating steady leasing and limited downtime. Median contract rents in the neighborhood trend above the national midpoint, aligning with household incomes that are near the national median, which can support rent collections without pushing the market into pronounced affordability pressure.
Tenure patterns point to a meaningful renter-occupied share of housing units at the neighborhood level, reinforcing the depth of the tenant base for multifamily. Within a 3-mile radius, demographics show a large family presence and an average household size near three people; while population and household counts dipped modestly in recent years, forecasts indicate growth ahead alongside rising incomes and a gradual reduction in average household size—factors that can expand the renter pool and support occupancy stability.
The property’s 2000 construction year is newer than the neighborhood’s average vintage from the early 1990s, which can enhance competitive positioning versus older stock; investors should still underwrite routine modernization and system updates as part of long-term capital planning. Home values sit around the national midpoint, a context that tends to sustain renter reliance on multifamily housing without overwhelming pricing power, aiding lease retention and measured rent growth.
Safety indicators are mixed and should be monitored over time. The neighborhood ranks competitive among Dallas-Plano-Irving’s 1,108 neighborhoods on aggregate crime measures and lands near the national midpoint overall, while violent-offense positioning trends somewhat safer than the national average. Recent-year data signal volatility rather than a clear trend, so prudent operators typically incorporate routine security measures and track neighborhood reports as part of ongoing asset management.
A concentration of major corporate offices within roughly 15–16 miles supports a broad commuter tenant base and can contribute to leasing resilience for workforce and professional renters. The list below highlights nearby headquarters and corporate operations that anchor regional employment.
- AT&T — telecommunications HQ offices (14.8 miles) — HQ
- Tenet Healthcare — healthcare management (15.0 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (15.2 miles) — HQ
- Builders Firstsource — building materials (15.3 miles) — HQ
- Hollyfrontier — energy & refining offices (15.4 miles) — HQ
This 2000-vintage, 122-unit multifamily asset in Cedar Hill benefits from top-quartile neighborhood occupancy and a renter-occupied housing base that supports consistent leasing. Within a 3-mile radius, forecasts point to growth in households and higher incomes alongside slightly smaller household sizes—signals that typically expand the tenant base and support rent durability. According to CRE market data from WDSuite, neighborhood rents sit above the national midpoint while rent-to-income levels indicate relatively modest affordability pressure, reinforcing retention and measured pricing power.
Amenity coverage favors daily needs and dining, and proximity to major Dallas corporate headquarters underpins a diverse commuter base. While safety metrics are mixed year to year and amenities like parks and cafes are less dense, the combination of healthy occupancy, income growth expectations, and a newer-than-average vintage positions the property for steady operations with targeted value-add through common-area updates and system upgrades.
- High neighborhood occupancy supports low downtime and stable leasing
- 2000 vintage offers competitive positioning versus older local stock
- 3-mile forecasts show rising incomes and household growth, expanding the renter base
- Nearby Dallas corporate headquarters deepen the potential tenant pool
- Risks: mixed year-over-year safety signals and lighter park/cafe density may require active management