| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 67th | Good |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 502 Cooper St, Cedar Hill, TX, 75104, US |
| Region / Metro | Cedar Hill |
| Year of Construction | 1982 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
502 Cooper St Cedar Hill Multifamily Investment
Neighborhood occupancy is reported at 100% for this Cedar Hill area, indicating tight housing conditions at the neighborhood level, according to WDSuite’s CRE market data. For investors, relatively modest rent-to-income pressure in the neighborhood suggests potential for stable retention and measured rent growth management.
Cedar Hill’s neighborhood surrounding 502 Cooper St scores B+ and ranks 383 out of 1,108 Dallas–Plano–Irving neighborhoods, making it competitive among Dallas–Plano–Irving neighborhoods. The area’s renter concentration is lower at the neighborhood level, which can temper turnover but requires thoughtful leasing strategy to capture demand. Elevated neighborhood occupancy points to tight availability that can support stabilized performance, though investor underwriting should remain conservative on lease-up timing.
Amenity access is mixed: restaurants and cafes track above national medians (restaurant density around the 68th percentile and cafes near the 73rd), while grocery presence is closer to the national midpoint. This pattern supports everyday convenience without relying on destination retail. While school ratings are not provided here, the suburban context generally appeals to family households; investors should consider this tenant profile in unit mix and amenity planning.
Home values in the neighborhood rank around the 77th percentile nationally, placing Cedar Hill in a relatively high-cost ownership market. In investor terms, elevated ownership costs can reinforce sustained reliance on multifamily options and support pricing power, provided rent-to-income levels remain manageable. The neighborhood’s rent-to-income ratio sits in a high national percentile for investor-favorable affordability dynamics, which can aid renewal outcomes.
Within a 3-mile radius, demographics indicate a large family-friendly base (average household size near 3.0), a recent modest population dip, and projections for slight population growth with a meaningful increase in household count over the next five years. The forecast points to smaller household sizes and more households, which can expand the renter pool and support occupancy stability. Renter-occupied share within 3 miles is roughly one-third of units, offering a broader demand base than the immediate neighborhood’s lower renter share. The subject’s 1982 vintage is somewhat newer than the area’s late-1970s average, suggesting relative competitiveness versus older stock; investors may still evaluate system updates or light renovations for positioning.
Safety signals are mixed when compared across the metro and nation. Overall crime positioning sits near the metro median (rank 541 out of 1,108), while the neighborhood falls below the national median for safety (around the 38th percentile nationally). Property offenses benchmark favorably (about the 83rd percentile nationally), indicating comparatively lower property crime relative to many neighborhoods. In contrast, violent offense measures sit well below national safety norms (around the 23rd percentile), and recent year-over-year estimates indicate a sharp increase. Investors should underwrite prudent security measures and monitor local policing and community initiatives as part of asset management.
Proximity to major headquarters and corporate offices in the Dallas core supports commuter convenience and renter demand for workforce housing. Notable employers within commuting range include AT&T, Tenet Healthcare, Jacobs Engineering Group, Builders FirstSource, and HollyFrontier.
- AT&T — telecommunications (16.2 miles) — HQ
- Tenet Healthcare — healthcare services (16.4 miles) — HQ
- Jacobs Engineering Group — engineering & consulting (16.5 miles) — HQ
- Builders Firstsource — building materials (16.6 miles) — HQ
- Hollyfrontier — energy (16.8 miles) — HQ
This 20-unit property benefits from tight neighborhood-level housing conditions and a suburban location that draws from strong regional employment centers. Based on CRE market data from WDSuite, the neighborhood posts exceptionally tight occupancy and a rent-to-income profile that supports lease retention. Elevated ownership costs in the area further sustain renter reliance on multifamily housing, while the broader 3-mile market shows forecasts for modest population growth, a notable increase in household count, and rising incomes — all supportive of demand depth and occupancy stability.
Built in 1982, the asset is somewhat newer than the late-1970s neighborhood average, offering competitive positioning versus older stock. Investors may still evaluate targeted renovations or system updates to enhance durability and capture value-add upside. The immediate neighborhood’s lower renter concentration suggests measured leasing velocity, but the larger 3-mile radius supplies a deeper tenant base and connection to HQ-rich employment nodes that can underpin steady absorption.
- Tight neighborhood housing conditions support occupancy stability
- High-cost ownership context reinforces multifamily demand and pricing power
- 1982 vintage offers competitive positioning with potential light value-add
- Regional HQs within commuting range underpin workforce demand
- Risk: lower immediate renter concentration and mixed safety metrics warrant conservative lease-up and Opex planning