| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Poor |
| Demographics | 51st | Fair |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4350 Point Blvd, Garland, TX, 75043, US |
| Region / Metro | Garland |
| Year of Construction | 1983 |
| Units | 54 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4350 Point Blvd Garland Multifamily Investment
Neighborhood-level data points to a deep renter base and accessible pricing, while occupancy in the immediate area trends below national norms, according to WDSuite’s CRE market data. Investors should underwrite to steady renter demand supported by a high share of renter-occupied units at the neighborhood level.
The property sits in an Inner Suburb of Garland within the Dallas-Plano-Irving metro, where the neighborhood ranks 851 out of 1,108 metro neighborhoods (C rating). Investor takeaways are mixed: the area shows strong renter concentration alongside softer neighborhood occupancy, which warrants conservative lease-up and renewal assumptions.
Livability is serviceable for workforce housing. Grocery access is a relative strength, with store density in the top quartile nationally, while restaurants track above the national median. By contrast, parks, cafes, and pharmacies are sparse in this immediate neighborhood, so on-site amenities and resident services can be differentiators for retention.
Pricing and tenure dynamics favor a reliable tenant base. The neighborhood’s share of housing units that are renter-occupied is high (66.3%; 138 of 1,108 in the metro), supporting depth of demand and renewal visibility. Median contract rents benchmark around the national mid-to-upper range for comparable neighborhoods, suggesting practical pricing power without overextending residents.
Within a 3-mile radius, demographics indicate a growing renter pool: population and household counts have increased over the last five years, with further gains projected, pointing to a larger tenant base and support for occupancy stability. Elevated homeownership accessibility in the immediate neighborhood—given comparatively lower home values—can create some competition with rental options, but it also supports move-up pathways that can smooth turnover rather than disrupt lease duration.
Safety outcomes in this neighborhood are below national averages and sit below the metro median, with the neighborhood ranked 661 out of 1,108 Dallas–Plano–Irving neighborhoods. Nationally, the area falls into lower safety percentiles. Recent trends are mixed: property offenses have been easing year over year, while violent offense indicators have increased. Investors typically address this profile with well-lit common areas, access controls, and resident engagement to support retention.
- D.R. Horton — homebuilding (2.1 miles)
- Avnet Electronics — electronics distribution (11.4 miles)
- Thermo Fisher Scientific — life sciences (11.5 miles)
- General Dynamics — defense & aerospace offices (12.0 miles)
- Texas Instruments — semiconductors (12.9 miles) — HQ
Nearby employers span homebuilding, electronics distribution, life sciences, defense, and semiconductors, supporting renter demand through diverse white- and gray-collar job bases and commute convenience.
This 54-unit asset benefits from a high neighborhood renter concentration that supports day-to-day leasing and renewals, alongside grocery and restaurant access that aligns with workforce housing needs. Neighborhood occupancy trends are softer than national norms, so underwriting should emphasize durable operations and targeted retention strategies. Within a 3-mile radius, population and households have been expanding with additional growth forecast, indicating a larger tenant base and positive leasing backdrop. Rent-to-income levels in the area suggest manageable affordability pressure, which can aid renewal rates and reduce turnover risk.
Positioning the asset with pragmatic upgrades and resident services can capture demand fed by nearby employment nodes and a diversified job base. According to CRE market data from WDSuite, the immediate neighborhood’s rent benchmarks sit around the national mid-to-upper range for similar areas, offering measured pricing power while remaining competitive against ownership alternatives.
- High neighborhood renter-occupied share supports a deeper tenant base and renewal visibility.
- 3-mile population and household growth expands the renter pool and supports occupancy stability.
- Grocery and restaurant access aids day-to-day livability for workforce renters.
- Balanced rent positioning offers room for disciplined pricing without undue affordability pressure.
- Risk: neighborhood safety and below-median occupancy require active management and conservative underwriting assumptions.