| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 22nd | Poor |
| Amenities | 56th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 423 Middale Rd, Duncanville, TX, 75116, US |
| Region / Metro | Duncanville |
| Year of Construction | 1991 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
423 Middale Rd, Duncanville 24-Unit Multifamily Investment
Neighborhood occupancy trends sit in the mid-90s with a renter concentration slightly above half of housing units, according to WDSuite’s CRE market data. The combination supports steady tenant demand while leaving room for selective value-add execution.
Located in an inner-suburb setting of the Dallas–Plano–Irving metro, the area around 423 Middale Rd shows mid-90s neighborhood occupancy (ranked 561 of 1,108 metro neighborhoods; 69th percentile nationally), indicating stable leasing conditions relative to broader U.S. trends. Renter-occupied housing accounts for roughly 53% of units in the neighborhood (ranked 226 of 1,108; 90th percentile nationally), signaling a deep tenant base for multifamily operators and support for ongoing absorption.
Amenity access is mixed: grocery stores and parks index well (both in the 80s by national percentile), and restaurants are reasonably available, while cafes and pharmacies are sparse locally. For family renters, average school ratings in the area trend below the national midpoint (about 2.0 out of 5; 37th percentile), which may influence leasing strategy and positioning.
Home values in the neighborhood are comparatively moderate for the metro context, and the value-to-income ratio sits near the U.S. midpoint. This suggests ownership may be more attainable than in high-cost cores, which can temper pricing power; however, it can also support retention when paired with competitive finishes and service. Rent-to-income metrics near 28% point to some affordability pressure, implying the need for attentive lease management and renewal strategies.
Within a 3-mile radius, demographics indicate recent population growth with a larger household count and a projected further increase over the next five years. This points to a gradually expanding renter pool that can support occupancy stability and measured rent growth, based on commercial real estate analysis from WDSuite as a data source.
Safety signals are mixed and should be monitored with current reports. Overall crime benchmarks around the national midpoint (49th percentile). Property offenses are a relative bright spot: the area ranks 22 of 1,108 metro neighborhoods and sits in the top decile nationally, indicating comparatively lower property crime versus most U.S. neighborhoods. Violent offense benchmarks are modestly better than national average (54th percentile), though recent year-over-year readings show a notable uptick, underscoring the importance of trend tracking and practical on-site security measures.
Proximity to major Dallas employers supports commuter convenience and diversified renter demand, particularly for telecommunications, healthcare, engineering, building products, and energy corporate office workforces listed below.
- AT&T — telecommunications (10.6 miles) — HQ
- Tenet Healthcare — healthcare services (10.8 miles) — HQ
- Jacobs Engineering Group — engineering (11.0 miles) — HQ
- Builders FirstSource — building materials (11.1 miles) — HQ
- Hollyfrontier — energy (11.2 miles) — HQ
This 24-unit property, built in 1991, is newer than the neighborhood’s average vintage (1980), providing a competitive edge versus older stock while still warranting routine capital planning for aging systems. Neighborhood occupancy trends in the mid-90s and a majority renter-occupied housing base support demand durability; according to CRE market data from WDSuite, those fundamentals are competitive within the Dallas–Plano–Irving context.
Within a 3-mile radius, the area has posted recent population growth and an increase in households, with forecasts pointing to further expansion—supportive of a larger tenant base and lease-up resilience. Ownership costs are comparatively moderate for the metro, which can introduce competition from for-sale options, but thoughtful finish levels and service can maintain pricing power. Rent-to-income near 28% suggests careful renewal management to balance occupancy stability and effective gross income.
- Mid-90s neighborhood occupancy and majority renter-occupied housing base support steady absorption and retention.
- 1991 vintage offers relative competitiveness versus older area stock, with targeted CapEx to maintain appeal.
- 3-mile population and household growth expand the renter pool, aiding leasing stability over the medium term.
- Amenity mix favors groceries/parks but fewer cafes/pharmacies—positioning and resident services can offset gaps.
- Risks: crime trend volatility and below-midpoint school ratings may require proactive resident engagement and security measures.