| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Poor |
| Demographics | 30th | Poor |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2121 S Glenbrook Dr, Garland, TX, 75041, US |
| Region / Metro | Garland |
| Year of Construction | 1972 |
| Units | 71 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2121 S Glenbrook Dr Garland Multifamily Opportunity
Neighborhood occupancy is steady around the mid‑90s, suggesting durable leasing conditions for stabilized assets, according to WDSuite’s CRE market data. Investor focus here centers on demand resilience and value‑add potential rather than premium amenity pull.
Garland’s inner‑suburban setting offers practical connectivity to Dallas employment corridors while keeping operating costs in check. The neighborhood is rated C‑ and sits above the metro median for occupancy, with a 65th national percentile for occupied housing. Parks density is a relative strength at the 89th percentile nationally, while everyday amenities such as grocery, pharmacies, and childcare score in lower percentiles — an operational consideration for family‑oriented tenant profiles.
Rents in the neighborhood benchmark near the 75th national percentile, indicating room for revenue management without positioning against top‑tier Class A competition. Median rent levels and a rent‑to‑income ratio near the national upper‑middle range (57th percentile) point to manageable affordability pressure that can support retention with disciplined leasing. School ratings average below national norms, which may temper family demand but can be offset by workforce‑driven renter segments.
Vintage patterns matter for underwriting: the area skews to early‑1970s construction on average (1974). With the subject property built in 1972, investors should anticipate selective capital improvements for systems and unit finishes — a potential path to value‑add returns and enhanced competitive positioning against similarly aged stock.
Within a 3‑mile radius, demographic statistics indicate a recent dip in population but a projected rebound with household growth over the next five years, supporting a larger tenant base over the medium term. Renter‑occupied share within this radius is substantial, reinforcing depth in the tenant pool and supporting occupancy stability, based on CRE market data from WDSuite.
Safety indicators for this neighborhood trend below national medians (around the mid‑30s percentiles nationally), placing it behind many U.S. neighborhoods on comparative safety. Within the Dallas‑Plano‑Irving metro’s 1,108 neighborhoods, the area performs below the metro median, signaling that investors should underwrite for prudent security measures and resident experience initiatives.
Recent trends are mixed, with modest year‑over‑year increases in estimated violent‑offense rates alongside relatively stable property‑offense levels. Framing this at the neighborhood scale — not the property — suggests risk management through lighting, access control, and community engagement remains relevant to retention and leasing stability.
Proximity to diversified employers supports workforce housing demand and commute convenience, led by homebuilding, life sciences, semiconductors, defense, and related corporate offices. The following nearby employers anchor the area’s renter base:
- D.R. Horton — corporate offices (5.0 miles)
- Thermo Fisher Scientific — life sciences (6.0 miles)
- Texas Instruments South Campus — semiconductors offices (6.4 miles)
- General Dynamics — defense & aerospace offices (6.6 miles)
- Texas Instruments — semiconductors (6.7 miles) — HQ
This 71‑unit, 1972 vintage asset aligns with a submarket characterized by early‑1970s stock, making targeted renovations and systems upgrades a practical avenue for unlocking value‑add upside. Neighborhood occupancy trends are stable and above the metro median, and rent levels sit near the upper‑middle of national distributions — supportive of steady cash flow without competing head‑to‑head with new luxury supply. Parks access is a local strength, while limited day‑to‑day amenities and below‑average school ratings suggest the tenant base will skew toward workforce renters. According to CRE market data from WDSuite, rent‑to‑income dynamics indicate manageable affordability pressure, bolstering lease retention for well‑managed assets.
Forward‑looking demographics within a 3‑mile radius point to household growth and income gains over the next five years, expanding the renter pool and supporting occupancy stability. Investors should underwrite prudent security and capex reserves given below‑median safety metrics and the property’s age, but proximity to diversified employers and solid neighborhood occupancy provide a credible foundation for durable operations.
- Stable neighborhood occupancy supports consistent leasing performance
- 1972 vintage presents actionable value‑add through targeted renovations
- Workforce‑oriented demand drivers near diversified employers
- Manageable rent‑to‑income positioning aids retention and pricing discipline
- Risks: below‑median safety and lean amenity mix warrant security and capex planning