| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Poor |
| Demographics | 59th | Good |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13505 Webb Chapel Rd, Farmers Branch, TX, 75234, US |
| Region / Metro | Farmers Branch |
| Year of Construction | 1999 |
| Units | 61 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13505 Webb Chapel Rd Farmers Branch Multifamily Opportunity
Positioned in an inner-suburb pocket with steady renter demand, this 1999 asset benefits from neighborhood occupancy that has held in a stable range and a diversified 3-mile workforce, according to WDSuite’s CRE market data. The investment angle centers on durable leasing fundamentals with room to enhance positioning against older local stock.
Farmers Branch sits within the Dallas–Plano–Irving metro’s inner suburbs and is competitive among Dallas–Plano–Irving neighborhoods (ranked 306 of 1,108). The area offers day-to-day convenience rather than destination retail, with strong access to parks and pharmacies (both in the 90th-plus national percentiles) and a solid base of neighborhood restaurants and groceries. Average school ratings trend above national norms (73rd percentile), supporting family-oriented renter appeal.
For investors, rent and occupancy indicators point to resilient demand. Neighborhood occupancy sits near the mid-90s and has been relatively stable over time, and median asking rents in the immediate area have advanced meaningfully over the past five years, based on CRE market data from WDSuite. Within a 3-mile radius, the share of renter-occupied housing is substantial, reinforcing a deep tenant base for multifamily assets and supporting leasing velocity.
Vintage matters here: the average nearby housing stock dates to the late 1970s, while this property was built in 1999. That relative “newer than average” positioning can reduce near-term capital needs versus older comparables and provides a platform for targeted value-add (interiors, systems, curb appeal) to compete effectively for quality-conscious renters.
Demographic data aggregated within a 3-mile radius shows household counts essentially stable to modestly higher with rising incomes, even as overall population growth has been flat to slightly negative. This mix typically reflects smaller household sizes and ongoing renter pool stability, which can support occupancy and renewal rates. Home values sit around national mid-range levels, so ownership is not low-cost enough to undercut rentals broadly; paired with a moderate rent-to-income profile, this backdrop supports retention and measured pricing power.
Neighborhood-level crime benchmarking for this location is not available in the current WDSuite release. Investors typically contextualize safety by comparing trends to nearby inner-suburban submarkets and by assessing property-level measures (access control, lighting, surveillance) that can influence resident retention and asset performance. Where granular data is unavailable, underwriting often emphasizes on-site operations and resident experience indicators rather than block-level statistics.
Proximity to major corporate offices supports a broad commuter renter base and enhances retention potential. Key employment nodes within a short drive include IBM, Fluor, Exxon Mobil, Vistra Energy, and Celanese.
- IBM — technology & services (3.4 miles)
- Fluor — engineering & construction (4.8 miles) — HQ
- Exxon Mobil — energy (5.2 miles) — HQ
- Vistra Energy — power & retail energy (5.7 miles) — HQ
- Celanese — chemicals (5.7 miles) — HQ
Built in 1999 with 61 units, the property is newer than much of the surrounding housing stock, offering an edge versus older 1970s-era comparables while still allowing for selective modernization to lift rents and retention. Neighborhood fundamentals are constructive: occupancy has remained in a stable band and median rents have advanced, supported by a substantial share of renter-occupied housing within 3 miles and strong everyday amenities (notably parks and pharmacies). According to CRE market data from WDSuite, the area’s rent-to-income profile remains manageable, which can support renewal capture without overextending residents.
Forward-looking demand is underpinned by steady household counts and rising incomes in the 3-mile radius, even as population growth trends flat to slightly negative—conditions that often sustain a reliable tenant base and consistent leasing. Key risks include competition from nearby professionally managed assets and the need to differentiate finishes and resident experience; however, a targeted value-add program and disciplined operations can position the asset well against older local stock.
- 1999 vintage vs. 1970s neighborhood average creates competitive positioning with selective value-add upside
- Stable neighborhood occupancy and rising area rents support leasing durability
- 3-mile renter concentration and strong everyday amenities reinforce tenant demand and retention
- Household income growth improves ability to support measured rent steps over time
- Risk: competition from nearby assets requires ongoing modernization and strong property management