| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 34th | Poor |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 210 E Wintergreen Rd, Desoto, TX, 75115, US |
| Region / Metro | Desoto |
| Year of Construction | 1983 |
| Units | 85 |
| Transaction Date | 2020-09-29 |
| Transaction Price | $9,000,000 |
| Buyer | DCP 210 EAST WINTERGREEN ROAD LLC |
| Seller | 210 WINTEROREEN LLC |
210 E Wintergreen Rd, Desoto TX — 85-Unit 1983 Multifamily
Neighborhood occupancy trends point to durable renter demand, according to CRE market data from WDSuite, with location fundamentals supported by nearby employment nodes across southern Dallas.
The property sits in an inner-suburb setting of the Dallas–Plano–Irving metro with a C+ neighborhood rating and amenity access that is competitive among 1,108 metro neighborhoods (amenity rank indicates the area performs better than many peers). Parks density is a standout, ranking among the highest nationally, while restaurants are above the national median; cafes, grocery, and pharmacy options are thinner, which may concentrate daily-need trips along key corridors.
Occupancy for the neighborhood is strong at roughly the mid-90s and sits above the national median based on WDSuite’s CRE market data, supporting lease stability for workforce-oriented assets. Median contract rents in the area have risen over the last five years, signaling pricing power tied to steady demand.
Within a 3-mile radius, household counts have increased in recent years and are projected to continue growing, indicating a larger tenant base over time. Median household incomes in the 3-mile area have advanced materially over the past five years, which can support rent collections and reduce turnover risk. Renter-occupied units account for roughly 44% of housing within this radius, suggesting a sizable renter pool alongside nearby ownership housing.
Home values in the immediate neighborhood sit in a high-cost ownership context relative to local incomes (value-to-income metrics rank high nationally). For investors, this dynamic tends to sustain reliance on rental housing and can aid retention for well-managed properties, though it requires attention to rent-to-income thresholds to maintain occupancy and minimize collection friction.
Built in 1983, the asset’s vintage implies typical capital planning needs for systems and interiors. Targeted renovations can position the property competitively versus older local stock (average neighborhood construction year is the 1970s) while capturing value-add upside where unit finishes and common areas lag current renter expectations.
Safety indicators reflect mixed signals relative to both the metro and the nation. The neighborhood ranks in the lower tier for the Dallas–Plano–Irving metro (816 out of 1,108 neighborhoods), and national safety percentiles are below the median. Property offense rates show a recent year-over-year improvement, while violent offense indicators have moved higher over the past year. For underwriting, this argues for prudent security measures, tenant screening, and insurance assumptions rather than a deterrent to investment outright.
Proximity to major Dallas employers underpins commuter demand and supports leasing, particularly for workforce renters. Nearby headquarters and corporate offices include telecom, healthcare, engineering, building materials, and energy firms listed below.
- AT&T — telecommunications HQ (11.6 miles) — HQ
- Tenet Healthcare — healthcare services (11.9 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (12.0 miles) — HQ
- Builders Firstsource — building materials (12.0 miles) — HQ
- Hollyfrontier — energy & refining (12.5 miles) — HQ
This 85-unit 1983 asset benefits from neighborhood occupancy that trends above the national median and from a growing 3-mile renter base, supporting income durability. According to CRE market data from WDSuite, area rents have advanced in recent years, and local ownership costs relative to incomes help sustain reliance on multifamily housing, bolstering retention for competitively positioned properties.
The 1983 vintage points to value-add potential through system upgrades and interior renovations, while proximity to multiple Dallas headquarters supports day-to-day demand. Underwriting should account for below-median national safety percentiles and manage rent-to-income exposure, but the combination of stable occupancy dynamics, expanding household counts, and practical renovation levers presents a credible long-term thesis.
- Neighborhood occupancy above national median supports income stability
- 3-mile household growth expands the tenant base and leasing depth
- 1983 vintage offers value-add upside via targeted renovations
- Proximity to major Dallas headquarters underpins workforce demand
- Risks: below-median national safety percentiles and rent-to-income pressures warrant conservative assumptions