| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 50th | Fair |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3262 N Garland Ave, Garland, TX, 75040, US |
| Region / Metro | Garland |
| Year of Construction | 2007 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3262 N Garland Ave Garland Multifamily Investment
Neighborhood renter-occupied share is high and overall occupancy has been steady, supporting durable income characteristics for a 22-unit asset, according to WDSuite’s CRE market data.
Located in Garland’s Inner Suburb, the neighborhood scores an A and ranks 137 out of 1,108 Dallas–Plano–Irving neighborhoods — top quartile in the metro. For investors, that positioning signals competitive fundamentals relative to nearby submarkets rather than a niche, block-level outlier.
Amenity access is a strength: restaurants, groceries, pharmacies, parks, and cafes each benchmark in the upper 70s to mid‑80s national percentiles. That mix supports renter convenience and day‑to‑day livability, which can aid leasing velocity and retention versus less amenitized suburban corridors.
Neighborhood occupancy (not the property) sits above national norms by percentile, while the share of renter‑occupied housing is elevated — roughly upper‑decile nationally — indicating a deep tenant base. Median contract rents in the neighborhood track in the high‑70s national percentile, and the rent‑to‑income ratio benchmarks near the lower decile nationally, a combination that can temper near‑term affordability pressure and support renewals. Home value-to-income ratios land around the 75th national percentile, suggesting a relatively high‑cost ownership market locally, which tends to sustain reliance on multifamily rentals.
Within a 3‑mile radius, population and household counts have expanded over the last five years with additional growth forecast, while average household size edges lower. That dynamic points to more, smaller households entering the renter pool, which reinforces demand depth and supports occupancy stability over the medium term. These dynamics align with patterns seen in WDSuite’s multifamily property research for comparable Dallas inner‑suburban neighborhoods.
Safety indicators are mixed in context. At the metro level, the neighborhood’s crime rank sits near the middle of the pack (558 of 1,108), indicating neither a top performer nor a pronounced outlier. Nationally, safety percentiles point to below‑average conditions; however, property‑crime estimates show a year‑over‑year decline, an improving directional signal investors can monitor.
Given this profile, prudent measures include underwriting slightly higher security/turnover contingencies and focusing on property‑level controls (lighting, access systems). Track multi‑year trends rather than single‑year moves to assess whether recent improvement persists relative to Dallas–Plano–Irving peers.
Nearby corporate offices in technology, defense, and manufacturing provide a diverse employment base that supports renter demand and commute convenience for workforce tenants, including Avnet Electronics, Thermo Fisher Scientific, General Dynamics, Raytheon, and Texas Instruments.
- Avnet Electronics — electronics distribution (3.2 miles)
- Thermo Fisher Scientific — life sciences & manufacturing (3.3 miles)
- General Dynamics — defense & aerospace offices (3.7 miles)
- Raytheon — defense & aerospace offices (4.4 miles)
- Texas Instruments — semiconductors (6.9 miles) — HQ
Built in 2007, this 22‑unit asset is newer than the neighborhood average vintage, giving it a competitive position versus older nearby stock while approaching mid‑life building systems — an opportunity to plan targeted capital projects and potential value‑add. Neighborhood occupancy and a high share of renter‑occupied housing support a stable tenant base, and ownership costs benchmark on the higher side locally, which often sustains rental demand. According to CRE market data from WDSuite, local rents benchmark high nationally while rent‑to‑income levels remain comparatively manageable, a mix that can support retention and steady cash flows.
Within a 3‑mile radius, population and household growth — alongside slightly smaller average household size — point to renter pool expansion over the next several years. Amenity access in the upper national percentiles further supports leasing and renewal dynamics. Key watch items include mixed safety indicators and the need to budget for system updates consistent with a mid‑2000s vintage.
- 2007 vintage offers competitive positioning versus older stock, with clear mid‑life CapEx planning opportunities
- High neighborhood renter concentration and above‑average occupancy support depth of tenant demand
- Rents benchmark high nationally while rent‑to‑income levels remain comparatively manageable, aiding retention
- Strong amenity access and diversified nearby employers bolster leasing stability
- Risks: mixed safety metrics and potential system updates typical for mid‑2000s assets