| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 23rd | Poor |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 104 S 11th St, Garland, TX, 75040, US |
| Region / Metro | Garland |
| Year of Construction | 1983 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
104 S 11th St Garland Multifamily Investment
Neighborhood fundamentals point to durable renter demand, with occupancy in the surrounding area holding near the mid-90% range according to WDSuite’s CRE market data. Amenity access is solid for an inner suburb, supporting leasing and day-to-day livability for a 24-unit asset.
Located in Garland’s Inner Suburb fabric of the Dallas-Plano-Irving metro, the neighborhood rates C+ and is competitive among metro peers for daily conveniences. Amenity access ranks 230 out of 1,108 metro neighborhoods (top quartile), with cafes (rank 107) and grocery options (rank 161) also in the top quartile locally. This mix supports resident retention and reduces friction in daily living for workforce renters.
Neighborhood occupancy is around 94% (neighborhood level, not the property), placing it above the national median, based on CRE market data from WDSuite. Median asking rents in the area sit in the mid-$1,200s, and a rent-to-income ratio near one-quarter suggests manageable affordability pressure—helpful for lease stability. School scores average roughly 2 out of 5, which investors may weigh in underwriting, but the broader access to groceries and services helps offset some retention risk.
Tenure data indicates roughly half of local housing units are renter-occupied at the neighborhood level, implying a deeper tenant base for multifamily compared with more owner-tilted areas nearby. Within a 3-mile radius, demographics show modest population growth recently and a continued increase in households, pointing to a gradually expanding renter pool. Projections to 2028 indicate further population growth and a notable increase in households, which supports occupancy stability and ongoing demand for professionally managed apartments.
For context on ownership dynamics, local home values are comparatively more accessible than many Dallas submarkets. That can introduce some competition with entry-level ownership, but it also reinforces the role of multifamily as a more flexible, lower up-front-cost housing option—supportive of leasing velocity for well-managed assets.
Safety indicators are mixed relative to the Dallas-Plano-Irving metro and the nation. The neighborhood’s overall crime rank sits within the more competitive half of the 1,108 metro neighborhoods, but national comparisons place it modestly below the national median. Investors should underwrite to property-level controls and management practices rather than block-level assumptions.
Trend-wise, violent incident rates have declined meaningfully year over year (strong improvement on a national-comparison basis), while property crime shows a slight improvement. These directional shifts suggest conditions are stabilizing, but prudent security measures and resident screening remain important for operations and retention.
The nearby employment base spans advanced manufacturing, defense, and technology—supporting workforce renter demand and commute convenience for residents. The list below highlights major employers within an approximately 5–7 mile radius that contribute to leasing depth.
- Thermo Fisher Scientific — life sciences (4.9 miles)
- D.R. Horton, America's Builder — homebuilding offices (5.2 miles)
- General Dynamics — defense & aerospace offices (5.5 miles)
- Texas Instruments South Campus — semiconductor operations (6.3 miles)
- Texas Instruments — semiconductor HQ & offices (6.7 miles) — HQ
This 24-unit asset built in 1983 is newer than much of the surrounding stock and benefits from a renter-oriented neighborhood where amenity access and steady neighborhood occupancy support leasing fundamentals. The vintage offers a practical balance: competitive versus older properties in the area while still leaving room for targeted modernization to elevate rents and retention.
Within a 3-mile radius, modest population growth and a projected increase in households through 2028 point to a gradually expanding tenant base. Coupled with a rent-to-income profile that indicates manageable affordability pressure, the submarket supports occupancy stability for well-operated assets, according to CRE market data from WDSuite. Ownership remains relatively accessible locally, so positioning and upkeep will be important to sustain pricing power against entry-level for-sale alternatives.
- Newer-than-area vintage (1983) enhances competitive positioning versus older stock
- Neighborhood occupancy near mid-90% supports leasing stability (neighborhood metric, not property)
- Expanding household counts within 3 miles signal a larger renter pool ahead
- Amenity access in top-quartile ranks locally aids resident retention
- Risk: relatively accessible ownership options and mixed school scores warrant focused asset positioning and management