| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 22nd | Poor |
| Amenities | 56th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 715 Hustead St, Duncanville, TX, 75116, US |
| Region / Metro | Duncanville |
| Year of Construction | 1982 |
| Units | 52 |
| Transaction Date | 1994-07-15 |
| Transaction Price | $820,300 |
| Buyer | RBT INC |
| Seller | FSLA LUFKIN |
715 Hustead St Duncanville 52-Unit Multifamily Opportunity
Neighborhood fundamentals point to steady renter demand and occupancy around the metro midpoint, according to WDSuite’s CRE market data, supporting a pragmatic, income-focused hold.
Situated in an inner-suburban pocket of Duncanville within the Dallas–Plano–Irving metro, the neighborhood shows mid-tier livability with everyday conveniences nearby. Grocery access sits well above national norms, while park access is also comparatively strong. Café and pharmacy density is limited, which keeps the area more residential in character than lifestyle-centric.
For investors, the most relevant signal is multifamily demand depth. The neighborhood’s share of housing units that are renter-occupied is elevated (around half of stock), suggesting a broad tenant base and support for lease-up and retention at stabilized assets. Neighborhood occupancy trends are near the metro median and have improved over the past cycle, indicating generally durable absorption under typical market conditions.
Rents track in the middle range for the metro with multi‑year growth, while the rent‑to‑income profile indicates relatively manageable rent burdens compared with many U.S. neighborhoods. That dynamic can aid retention but may moderate near‑term pricing power. Median home values remain more accessible than in higher-cost Texas submarkets, which can introduce some competition from entry‑level ownership; however, it also supports steady workforce renter demand and reduces move‑out pressure to home purchase.
Within a 3‑mile radius, population and household counts have grown and are projected to expand further, pointing to a larger tenant base over the next five years. Income measures in this radius have risen meaningfully and are forecast to continue climbing, which can support collections and selective rent adjustments as units are improved. School ratings trend below national averages, which is typical for many workforce neighborhoods and should be considered when targeting family‑oriented unit mixes and amenities. These dynamics align with a practical, value-focused strategy, based on CRE market data from WDSuite benchmarking the neighborhood around the national middle on many metrics.
Safety signals are mixed and should be contextualized at the neighborhood—not block—level. Property offense indicators compare favorably, landing in the top decile nationally, which supports leasing stability for everyday theft-sensitive concerns like vehicle or property incidents. Violent offense positioning is slightly better than the national middle, though recent year-over-year movement has been volatile. Investors should underwrite to current trends and emphasize standard site security and lighting, then monitor trajectory relative to the broader Dallas–Plano–Irving metro.
Proximity to major corporate employers across telecommunications, healthcare, engineering, building materials, and energy supports a broad commuter tenant base and helps sustain retention through diverse economic cycles. The following nearby headquarters clusters are relevant to leasing and renewal strength for workforce housing.
- AT&T — telecommunications (10.3 miles) — HQ
- Tenet Healthcare — healthcare services (10.5 miles) — HQ
- Jacobs Engineering Group — engineering & consulting (10.7 miles) — HQ
- Builders FirstSource — building materials & distribution (10.8 miles) — HQ
- HollyFrontier — energy refining (10.9 miles) — HQ
This 52‑unit asset in Duncanville sits in a neighborhood with renter concentration supportive of multifamily absorption and occupancy near the metro midpoint. Rents are mid‑market with multi‑year growth, and the rent‑to‑income profile suggests manageable burdens that can aid renewal rates, according to CRE market data from WDSuite. Median home values remain comparatively accessible, which can create some competition with ownership, but also reinforces the area’s positioning for workforce renters seeking value.
Within a 3‑mile radius, population and household counts are projected to expand, implying a larger tenant base and improved demand depth over the medium term. Income growth in this radius further supports collections and measured rent increases as units are modernized. Safety indicators are generally around or slightly better than national midpoints for violent offenses and comparatively strong for property offenses; prudent security and resident screening remain important risk controls.
- Renter-occupied share supports a broad tenant base and lease-up stability.
- Mid-market rents with rising incomes in a 3-mile radius support collections and measured pricing.
- Proximity to multiple Dallas corporate headquarters underpins commuter demand and renewals.
- Risk: accessible ownership options may cap rent growth; underwrite conservatively to maintain retention.
- Risk: safety trends show some volatility; maintain security standards and monitor metro-wide shifts.