| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Poor |
| Demographics | 30th | Poor |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2900 S 5th St, Garland, TX, 75041, US |
| Region / Metro | Garland |
| Year of Construction | 1973 |
| Units | 61 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2900 S 5th St Garland Multifamily Investment
Neighborhood occupancy trends are steady and rents sit above national norms, according to WDSuite’s CRE market data, positioning this 61-unit asset for durable workforce demand in Dallas County.
Located in an inner-suburb pocket of Garland within the Dallas–Plano–Irving metro, the neighborhood shows stable renter demand with occupancy around the mid-90s and a national percentile near the mid-60s. Median asking rents benchmark higher than many U.S. neighborhoods (about the 75th percentile), indicating room for disciplined pricing while keeping units competitive for the local tenant base.
Amenities are mixed: park access is a relative strength (top quartile nationally by park density and ranked 93rd among 1,108 metro neighborhoods), while everyday retail like groceries, pharmacies, and cafes is thinner locally. Restaurant density is competitive versus national averages, supporting day‑to‑day livability without being a major lifestyle node. Average school ratings trend below national midpoints, which may influence unit-mix positioning toward workforce renters rather than family-heavy leasing strategies.
Tenure dynamics suggest a primarily ownership-leaning area at the immediate neighborhood level, with a modest renter concentration; however, within a 3‑mile radius, about 44% of housing units are renter‑occupied, offering a broader tenant pool for leasing and renewals. Household incomes in the neighborhood sit moderately above national midpoints, and the rent‑to‑income ratio points to manageable affordability pressure for typical renters, supporting retention with prudent rent management.
Within a 3‑mile radius, recent household counts have increased even as average household size edged lower, and forward‑looking projections indicate additional household growth over the next five years. This combination implies a gradually expanding renter pool and supports occupancy stability when paired with disciplined operations and thoughtful unit positioning, based on commercial real estate analysis from WDSuite.
Safety indicators for the neighborhood trend below national medians. The neighborhood’s crime rank sits in the lower half of the Dallas–Plano–Irving metro (603rd out of 1,108 neighborhoods), indicating conditions that trail the metro median. Nationally, safety percentiles for both property and violent offenses are in the low 30s, which signals investors should account for enhanced on‑site management, lighting, and access controls in underwriting.
Recent year‑over‑year readings show a modest increase in estimated property offenses and a more noticeable uptick in violent offenses. While these are metro‑contextual and can vary by micro‑location, the trend underscores the importance of security‑forward operating practices and resident engagement to support retention and community standards over the hold period.
The area benefits from a diverse employment base in construction, life sciences, semiconductors, and defense contracting, supporting commute convenience for workforce renters. Nearby anchors include D.R. Horton, Thermo Fisher Scientific, Texas Instruments (including South Campus), and General Dynamics.
- D.R. Horton — homebuilding corporate offices (4.4 miles)
- Thermo Fisher Scientific — life sciences offices (7.0 miles)
- Texas Instruments South Campus — semiconductors (7.2 miles)
- Texas Instruments — semiconductors (7.5 miles) — HQ
- General Dynamics — defense & aerospace offices (7.6 miles)
This 61‑unit 1973 garden community aligns with steady occupancy in the surrounding neighborhood and access to major employment corridors. Rents benchmark above national medians while household incomes and a manageable rent‑to‑income profile suggest room for operationally driven revenue growth without overextending affordability. Within a 3‑mile radius, households have grown and are projected to expand further, pointing to a larger tenant base and reinforcing lease‑up and renewal stability. Based on multifamily property research from WDSuite, neighborhood occupancy remains solid relative to national norms, supporting a hold thesis centered on stable cash flow with measured rent progression.
Vintage introduces typical 1970s asset considerations—exteriors, MEP systems, and common areas may benefit from targeted capital programs. Given the area’s park access strength and broad employment reach, curated value‑add (interiors and curb appeal) can enhance competitive positioning against older stock while maintaining rent‑to‑income balance. Key watch‑items include a safety profile that trails national medians and limited immediate retail amenities, both of which can be mitigated through on‑site security, resident programming, and service‑oriented operations.
- Neighborhood occupancy is stable and above national midpoints, supporting cash‑flow durability
- Rents price above many U.S. neighborhoods with a balanced rent‑to‑income profile
- 1973 vintage offers targeted value‑add potential in interiors, systems, and curb appeal
- Diverse nearby employers underpin workforce renter demand and retention
- Risks: below‑median safety metrics and limited nearby retail; plan for security and service‑forward operations