| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Good |
| Demographics | 51st | Fair |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 747 W Pleasant Run Rd, Desoto, TX, 75115, US |
| Region / Metro | Desoto |
| Year of Construction | 1996 |
| Units | 37 |
| Transaction Date | 2018-01-31 |
| Transaction Price | $2,775,000 |
| Buyer | BEST SW HEALTH HOLDINGS LLC |
| Seller | BKD STERLING HOUSE OF DESOTO LLC |
747 W Pleasant Run Rd, Desoto TX Multifamily Investment
Neighborhood occupancy is strong and trending upward, supporting underwriting focused on stability, according to CRE market data from WDSuite. Metrics cited refer to the surrounding neighborhood rather than this specific property.
Set in a suburban pocket of the Dallas-Plano-Irving metro, the neighborhood scores a B+ and ranks 378 of 1,108 — competitive among Dallas-Plano-Irving neighborhoods. Occupancy in the neighborhood is 95.9% (above the metro median; 76th percentile nationally), a constructive backdrop for lease retention and collections even through cycles.
Daily convenience is supported by restaurants (89th percentile nationally) and pharmacies (87th percentile), while parks and formal childcare options are relatively sparse (both rank near the bottom of the metro’s 1,108 neighborhoods). For investors, this mix points to solid everyday amenities with potential to differentiate on-site family-friendly features.
The property’s 1996 vintage is newer than the neighborhood’s average 1985 construction year. That positioning can reduce near-term capital exposure relative to older stock while still leaving room for targeted modernization to drive rent premiums.
Within a 3-mile radius, population and households have grown over the past five years, with forecasts indicating additional population growth and a sizable increase in households over the next five years. This expansion implies a larger tenant base and supports occupancy stability. Median household incomes have also risen in the 3-mile area, reinforcing demand for quality rentals.
Tenure patterns show a meaningful renter-occupied share within 3 miles (about one-third of housing units), providing depth to the multifamily demand pool. In the immediate neighborhood, median contract rents sit above national norms (78th percentile) and have increased materially over five years, suggesting pricing power where properties are well-maintained and well-located.
Home values in the neighborhood are mid-range for the region, and the value-to-income ratio sits above national median levels. Combined with a relatively modest rent-to-income ratio locally, this context supports balanced leasing conditions: ownership is attainable for some households while rental housing remains a preferred option for many, aiding resident retention and steady absorption.
Neighborhood safety trends are mixed but improving. On a national basis, the area sits near the midpoint overall (crime around the 47th percentile nationally). Within the Dallas-Plano-Irving metro, its crime rank is 382 out of 1,108 neighborhoods, indicating it is not among the highest-crime areas but also not top-tier. Importantly, both violent and property offense rates have declined year over year, with improvement measures placing the neighborhood above national medians for momentum.
Investors should view these signals as compatible with workforce and middle-income renter demand, while continuing to emphasize lighting, access control, and resident engagement to support retention.
Proximity to major Dallas employment centers underpins renter demand and commute convenience, led by telecommunications, healthcare, engineering, and building-products headquarters within roughly 12–14 miles.
- AT&T — telecommunications (12.8 miles) — HQ
- Tenet Healthcare — healthcare services (13.0 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (13.1 miles) — HQ
- Builders Firstsource — building products (13.2 miles) — HQ
- Hollyfrontier — energy (13.6 miles) — HQ
This 37-unit, 1996-vintage asset benefits from neighborhood occupancy near 96% and rents positioned above national norms, indicating healthy renter demand for well-maintained product. The asset’s vintage is newer than the local average, which can moderate near-term capital needs versus older peers while preserving value-add opportunities through targeted unit and common-area upgrades. According to CRE market data from WDSuite, the neighborhood’s occupancy performance sits above the metro median, supporting underwriting focused on stable leasing and collections.
Within a 3-mile radius, recent and projected gains in population and households point to renter pool expansion, while rising local incomes support absorption of quality units. Ownership costs are mid-range in context, and local rent-to-income levels signal manageable affordability pressure — favorable conditions for tenant retention and measured rent growth. Investors should still account for selective capex, amenity differentiation (given limited nearby parks/childcare), and ongoing safety management as part of operating plans.
- Neighborhood occupancy above the metro median supports lease stability and collections.
- 1996 vintage is newer than area average, with potential for targeted renovations to capture premiums.
- 3-mile population and household growth expand the tenant base and support sustained demand.
- Rents exceed national norms locally, indicating pricing power for competitive product.
- Risks: limited parks/childcare nearby, crime metrics near national midpoint, and the need for continued capex and safety initiatives.