| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 22nd | Poor |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 600 Wembley Cir, Duncanville, TX, 75137, US |
| Region / Metro | Duncanville |
| Year of Construction | 1984 |
| Units | 122 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
600 Wembley Cir Duncanville Multifamily Value-Add Potential
Neighborhood metrics point to a relatively deep renter base and steady occupancy in the low 90s for the surrounding area, according to WDSuites CRE market data. These figures describe the neighborhoodnot the propertyand suggest stable tenant demand with room for operational upside.
Duncanvilles inner-suburb setting provides practical livability drivers for renters: strong grocery access (near the 97th percentile nationally) and solid park coverage (roughly top quintile), while restaurant density is competitive. Cafe and pharmacy counts are limited in this neighborhood, so daily conveniences skew toward essentials rather than boutique options. Overall amenity positioning ranks above the metro median among 1,108 DallasPlanoIrving neighborhoods, supporting everyday needs without relying on downtown cores.
Multifamily conditions in the neighborhood are balanced: occupancy sits around the national middle (low-90s level) with a five-year dip that investors should underwrite for turnover and leasing costs. Median contract rents are above national norms, yet the rent-to-income ratio points to manageable affordability pressure in this area, which can support retention and measured pricing power over time.
Tenure dynamics matter for demand: the share of housing units that are renter-occupied is comparatively high relative to neighborhoods nationwide, indicating a deeper tenant pool. At the same time, lower median home values locally signal that ownership options are more accessible than in many U.S. marketsa factor that can introduce competition for some renter cohorts, particularly at renewal, and should be reflected in leasing strategy.
Within a 3-mile radius, population and household counts have increased and are projected to continue growing over the next five years, expanding the renter pool and supporting occupancy stability. Average school ratings in the immediate neighborhood are weaker by national comparison, which can be a consideration for tenant mix and unit finishes; investors often balance this with value positioning and family-friendly layouts.
WDSuite does not provide neighborhood-specific crime ranking data for this location in the current release. Investors typically benchmark safety trends at the city and precinct level, compare them with submarket peers, and incorporate on-site measures (lighting, access control) into underwriting. Use recent municipal and police department sources for the most current, comparable indicators.
Proximity to major corporate employers supports commuter convenience and broad renter demand, with several headquarters within roughly 1012 miles that help diversify the employment base: AT&T, Tenet Healthcare, Jacobs Engineering Group, Builders FirstSource, and HollyFrontier.
- AT&T telecommunications (10.5 miles) HQ
- Tenet Healthcare healthcare services (10.8 miles) HQ
- Jacobs Engineering Group engineering & professional services (10.9 miles) HQ
- Builders Firstsource building materials (11.0 miles) HQ
- Hollyfrontier energy (11.2 miles) HQ
This 122-unit asset benefits from a renter-leaning neighborhood profile, everyday amenity access (notably groceries and parks), and occupancy that has held near national norms. According to CRE market data from WDSuite, the surrounding areas rent levels are above national medians while rent-to-income remains manageable, a combination that can support retention and measured rent growth with disciplined operations.
Within a 3-mile radius, population and household growthwith stronger gains forecast over the next five yearssuggest a larger tenant base and durable leasing. Investors should plan for competitive positioning versus attainable ownership and underwrite modest vacancy friction given the neighborhoods mid-pack occupancy trend and softer school ratings.
- Renter-occupied housing concentration supports depth of tenant demand
- Grocery and park access aid day-to-day livability and retention
- Rent levels with manageable rent-to-income bolster pricing power and renewal outcomes
- 3-mile population and household growth expand the future renter pool
- Risks: mid-pack occupancy with recent softening, accessible ownership alternatives, and weaker school ratings