| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Poor |
| Demographics | 51st | Fair |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4366 Point Blvd, Garland, TX, 75043, US |
| Region / Metro | Garland |
| Year of Construction | 1984 |
| Units | 60 |
| Transaction Date | 2011-03-31 |
| Transaction Price | $15,150,000 |
| Buyer | LANDMARK LAKEWAY HARBOR L P |
| Seller | WESTDALE LAKEWAY GROUP LLC |
4366 Point Blvd Garland TX Multifamily Investment
Neighborhood renter concentration supports a deeper tenant base and steadier leasing even as local occupancy runs below metro norms, according to WDSuite’s CRE market data.
Garland’s inner-suburban setting offers access to daily needs with stronger grocery and restaurant density than many peer areas (both above national midpoints), while cafes, parks, and pharmacies are relatively sparse. For investors, that mix supports day-to-day livability without relying on destination retail.
At the neighborhood level, renter-occupied units comprise a high share of housing stock (top decile nationally), indicating a large and active tenant base that can support leasing velocity. However, neighborhood multifamily occupancy sits in the lower fifth nationally and below the Dallas–Plano–Irving metro median among 1,108 neighborhoods, so underwriting should assume more competitive concessions and focused leasing management.
Within a 3-mile radius, demographics point to a growing and economically diverse renter pool, with population and household counts trending upward and forecast to continue expanding through 2028. This expansion suggests a broader tenant pipeline and supports longer-term occupancy stability as more households enter the area.
Ownership costs in the immediate neighborhood are comparatively accessible versus many U.S. markets. That can introduce competition from entry-level ownership, but it also helps retention by keeping rent-to-income pressure manageable, which can support steady lease performance while moderating near-term pricing power. Based on CRE market data from WDSuite, neighborhood median contract rents remain moderate relative to core Dallas submarkets.
Safety trends are mixed when compared nationally and across the Dallas–Plano–Irving metro. Overall crime conditions track below the national average and are below the metro median among 1,108 neighborhoods, so operators should plan for visible security measures and resident engagement to support retention.
Recent momentum shows property-related offenses declining year over year, while reported violent-offense measures rose over the same period. For investors, this points to the value of preventive management (lighting, access controls, partnerships with local public safety) and careful underwriting of operating expenses.
Proximity to diversified employers supports renter demand through commute convenience and a broad mix of professional and skilled jobs, including homebuilding, electronics, life sciences, defense, and semiconductors.
- 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 South Campus — semiconductors (12.6 miles)
This 60‑unit property in Garland’s inner suburbs benefits from a high neighborhood share of renter-occupied housing, reinforcing depth of demand and supporting leasing durability. Neighborhood occupancy currently trails metro benchmarks, but steady 3‑mile population and household growth expand the prospective renter pool over the medium term. Daily amenities are practical—grocery and restaurant density outperforms national midpoints—while lower-cost ownership nearby suggests balanced retention with measured rent growth expectations. According to CRE market data from WDSuite, local rents remain moderate relative to core Dallas submarkets, aligning this asset with workforce demand.
Key underwriting considerations include competitive concessions to maintain occupancy, safety programming to address below-average national crime positioning, and thoughtful value-add that prioritizes durable finishes and operating efficiency over luxury repositioning.
- High renter-occupied share signals a deep tenant base and supports leasing stability
- 3-mile population and household growth broaden demand and support occupancy over time
- Practical amenity mix (strong grocery and dining access) enhances day-to-day livability
- Moderate rent levels position the asset for workforce demand relative to core submarkets
- Risks: below-median neighborhood occupancy, mixed safety metrics, and competition from entry-level ownership