| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Poor |
| Demographics | 30th | Poor |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2089 S Glenbrook Dr, Garland, TX, 75041, US |
| Region / Metro | Garland |
| Year of Construction | 1983 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2089 S Glenbrook Dr Garland Multifamily Investment Opportunity
Neighborhood occupancy near 94% and a renter-occupied base that supports multifamily leasing indicate demand resilience, according to WDSuite’s CRE market data. Positioned in Garland’s inner suburbs, the asset offers income stability with room for operational and capital improvements.
This inner-suburb location in the Dallas–Plano–Irving metro shows steady renter demand and generally high occupancy at the neighborhood level, with the area ranking in the upper half nationally for occupancy. Median contract rents benchmark in the upper quartile nationally, signaling pricing that is competitive for the broader Dallas market while still offering room for measured rent optimization.
Livability is mixed: park access is a relative strength (top decile nationally), while day-to-day retail like groceries, pharmacies, and cafes are thinner locally. Within the metro, overall neighborhood standing is below the median among 1,108 neighborhoods, but the combination of parks and proximity to major employment centers offsets some amenity gaps for workforce renters.
Vintage context matters. Built in 1983, the property is newer than the neighborhood’s average 1974 construction year. That generally supports competitive positioning versus older stock, though investors should plan for targeted system updates and common-area refreshes to sustain leasing velocity and reduce deferred maintenance risk.
Tenure patterns and affordability point to depth in the tenant base. Approximately 28% of housing units in the neighborhood are renter-occupied, with rent-to-income levels in the upper half nationally—favorable for retention and consistent collections. Median home values sit below the national midpoint, which can create some competition from ownership options; however, this also broadens the pool of cost-conscious renters who favor well-managed, more accessible multifamily housing.
Demographic statistics aggregated within a 3-mile radius show recent softness in population but a projected increase over the next five years alongside rising household counts and incomes. That outlook, coupled with the neighborhood’s solid occupancy profile, supports a view of a gradually expanding renter pool and occupancy stability through the cycle.
Safety indicators are mixed and should be monitored as part of underwriting. Compared with neighborhoods nationwide, the area sits below the national midpoint for safety, and within the Dallas–Plano–Irving metro it trends below the median among 1,108 neighborhoods. Property and violent offense estimates moved modestly higher year over year, so operators may prioritize lighting, access controls, and community engagement to support resident comfort and retention.
The location serves a large, diversified employment base that underpins renter demand and commute convenience, particularly across homebuilding, life sciences, semiconductors, and defense. Nearby anchors include D.R. Horton, Thermo Fisher Scientific, Texas Instruments South Campus, General Dynamics, and Texas Instruments.
- D.R. Horton — homebuilding corporate offices (5.1 miles)
- Thermo Fisher Scientific — life sciences offices (5.9 miles)
- Texas Instruments South Campus — semiconductors (6.4 miles)
- General Dynamics — defense & aerospace offices (6.5 miles)
- Texas Instruments — semiconductors (6.7 miles) — HQ
The investment thesis centers on durable renter demand, competitive positioning versus older local stock, and a favorable rent-to-income backdrop. The neighborhood exhibits high occupancy and median rents that track in the stronger national cohorts; according to CRE market data from WDSuite, conditions are supportive of stable leasing and measured pricing power. With a 1983 vintage against an earlier neighborhood average, the asset can outperform on curb appeal and functionality with targeted capex.
Demographic statistics within a 3-mile radius point to rising household counts and income growth over the next five years, which should expand the tenant base and support occupancy stability. While home values are relatively accessible in this part of the metro—creating some competition from ownership—rent-to-income levels remain manageable, aiding retention. Operators should account for amenity gaps and monitor safety trends, but proximity to diversified employment and park access provides a counterbalance for workforce renters.
- High neighborhood occupancy and competitive rents support stable cash flow potential
- 1983 vintage offers edge versus older local stock with targeted value-add upside
- 3-mile outlook shows growing households and incomes, expanding renter pool
- Manageable rent-to-income levels support retention and leasing durability
- Risks: below-median safety and limited nearby retail amenities warrant active management