| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Poor |
| Demographics | 51st | Fair |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4401 Point Blvd, Garland, TX, 75043, US |
| Region / Metro | Garland |
| Year of Construction | 1983 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4401 Point Blvd Garland Multifamily Investment Summary
Renter concentration in the surrounding neighborhood is high, supporting a deeper tenant base even as occupancy trends are softer, according to WDSuites CRE market data.
Situated in an inner-suburb pocket of Garland within the Dallas-Plano-Irving metro, the property sits in a neighborhood rated C and ranked 851 out of 1,108 metro neighborhoods. That places it below the metro median overall, but it benefits from renter-oriented fundamentals that matter to multifamily investors.
Neighborhood-level occupancy is 81.1% (bottom quintile metro standing and around the 20th percentile nationally), yet the share of housing units that are renter-occupied is 66.3%—a notably high renter concentration (top decile nationally). For investors, that combination points to a sizable tenant pool and ongoing leasing depth, with the caveat that property operations may need sharper marketing and renewal management to stabilize occupancy.
Livability signals are mixed. Grocery access is comparatively strong for this part of the metro (around the 76th percentile nationally), and restaurant density sits near the national mid-to-upper range, while parks, pharmacies, childcare, and cafes are sparse in the immediate neighborhood. These dynamics skew daily convenience toward essentials rather than lifestyle amenities, which typically aligns with workforce housing demand profiles.
Within a 3-mile radius, demographics show a growing base that supports multifamily demand: population increased over the last five years and is projected to continue rising, households grew by roughly 11% and are forecast to expand significantly further, and average household size is expected to trend smaller. Together, this points to a larger tenant base and ongoing renter pool expansion. Median contract rents in the 3-mile area track in the mid-market range with notable five-year growth, while neighborhood-level median rent benchmarks sit lower with solid gains—indicating headroom for well-executed value and operations strategies without overextending affordability.
Home values in the neighborhood are lower than many Dallas-area submarkets, which can introduce some competition from ownership. That said, elevated mortgage costs and rising incomes within the 3-mile radius can sustain reliance on rental options and support lease retention. Rent-to-income metrics at the neighborhood level suggest modest affordability pressure; prudent leasing and renewal practices can help balance rent growth with retention.
Safety indicators are mixed and should be managed thoughtfully in underwriting. The neighborhoods crime position ranks 661 out of 1,108 metro neighborhoods—below the metro median and around the lower third nationally. However, recent trends show a meaningful decrease in estimated property offenses year over year (a comparatively strong improvement versus peers), while estimated violent offenses increased over the same period. For investors, this points to an area where perceptions may lag improvements in some categories and on-site security and community engagement can be important to support leasing and retention.
Nearby employment is diversified across homebuilding, electronics distribution, life sciences, defense/aerospace, and semiconductors—supporting workforce housing demand and reasonable commute times for renters. The employers below reflect that base.
- D.R. Horton, America's Builder — homebuilding (2.16 miles)
- Avnet Electronics — electronics distribution (11.46 miles)
- Thermo Fisher Scientific — life sciences (11.53 miles)
- General Dynamics — defense & aerospace offices (12.05 miles)
- Texas Instruments South Campus — semiconductors (12.55 miles)
This 48-unit asset at 4401 Point Blvd is positioned for durable renter demand in an inner-suburban Garland location. Neighborhood occupancy sits below metro norms, but the share of housing units that are renter-occupied is notably high—pointing to depth of tenant base and ongoing leasing activity. Within a 3-mile radius, population and household counts have grown and are projected to expand further, with smaller household sizes over time—conditions that generally support occupancy stability and future leasing velocity. Based on commercial real estate analysis from WDSuite, neighborhood rents remain mid-market relative to the metro, which can allow operational upgrades and targeted value strategies without outpacing local demand.
Investors should balance these positives against a few watch items: modest amenity density in the immediate neighborhood, mixed safety trends, and potential competition from relatively accessible ownership options. Thoughtful asset management—focused on renewals, resident experience, and cost control—can help capture rent growth while protecting retention.
- High renter concentration supports a larger tenant base despite softer neighborhood occupancy.
- 3-mile growth in population and households, with forecasts indicating continued renter pool expansion.
- Proximity to diversified employers underpins leasing demand and retention.
- Mid-market rent positioning offers room for operational and value execution without overreaching affordability.
- Risks: below-metro safety ranking, lean neighborhood amenities, and ownership competition—manage via resident experience, renewals, and targeted spend.