| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Poor |
| Demographics | 51st | Fair |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4402 Marvin Loving Dr, Garland, TX, 75043, US |
| Region / Metro | Garland |
| Year of Construction | 1983 |
| Units | 48 |
| Transaction Date | 2014-03-17 |
| Transaction Price | $1,382,800 |
| Buyer | KOCHAV YACHID WINDJAAMMER LC |
| Seller | WINDJAKMMER ON POINT LLC |
4402 Marvin Loving Dr, Garland TX Multifamily Investment
Neighborhood renter concentration is high, supporting a deeper tenant base and steady leasing potential according to WDSuite’s CRE market data, while local occupancy trends warrant closer underwriting of lease-up and retention assumptions.
The property sits in an Inner Suburb of the Dallas–Plano–Irving metro with a neighborhood rating of C among 1,108 metro neighborhoods. Grocery access is comparatively convenient (nationally above average), while cafes, parks, and pharmacies are sparse. For investors, this mix points to everyday convenience but fewer lifestyle amenities, which may influence tenant profiles and leasing velocity.
Neighborhood contract rents track above the national median but trail metro leaders (61st percentile nationally; mid-to-lower tier within Dallas), suggesting competitive pricing pressure from newer submarkets. Meanwhile, neighborhood occupancy is weaker than most of the metro (ranked near the bottom among 1,108 neighborhoods), so pro formas should emphasize marketing, renewal strategy, and targeted concessions to support stabilization.
Renter-occupied housing accounts for a large share of neighborhood units (96th percentile nationally for renter concentration), indicating depth in the tenant pool and potential demand stability for multifamily. Home values in the area are comparatively lower nationally, which can create competition from ownership options; however, a relatively modest rent-to-income burden points to retention advantages and manageable turnover when lease management is disciplined.
Within a 3-mile radius, demographics show recent population and household growth with forecasts calling for further expansion and smaller household sizes over the next five years. This points to a larger tenant base and more renters entering the market, supporting long-run occupancy and absorption, based on CRE market data from WDSuite.
Safety indicators signal mixed conditions. The neighborhood ranks below the metro median for safety (661 out of 1,108), and national percentiles place both violent and property offenses below average safety levels. However, property offenses show a notable year-over-year decline, suggesting recent improvement momentum. Investors should benchmark security measures and loss-prevention costs to nearby Dallas submarkets and monitor trend continuity rather than relying on any single-year shift.
Proximity to corporate employment nodes supports commuter convenience and renter demand, led by construction, electronics, life sciences, defense, and semiconductor offices noted below.
- D.R. Horton, America's Builder — homebuilding corporate offices (2.1 miles)
- Avnet Electronics — electronics distribution (11.4 miles)
- Thermo Fisher Scientific — life sciences (11.5 miles)
- General Dynamics — defense & aerospace offices (12.1 miles)
- Texas Instruments South Campus — semiconductors (12.6 miles)
This 48-unit asset is positioned in a renter-heavy neighborhood that supports a deeper tenant base and resilient demand. Neighborhood rents sit above the national median but below leading Dallas submarkets, implying competitive positioning that may favor occupancy over peak pricing. Within a 3-mile radius, population and household growth, alongside rising incomes and smaller household sizes, point to a larger tenant base and ongoing renter pool expansion—positive for long-term leasing stability.
Risks include softer neighborhood occupancy relative to metro peers, limited lifestyle amenities nearby, and safety indicators that trail national averages. Still, a relatively modest rent-to-income burden supports retention and measured rent management, and proximity to major employers enhances leasing prospects, according to CRE market data from WDSuite.
- High renter concentration supports tenant demand depth and renewal potential
- 3-mile radius shows population and household growth, expanding the renter pool
- Competitive rent positioning vs. metro leaders may aid occupancy and lease-up
- Employer proximity underpins commute convenience and leasing stability
- Risks: below-metro neighborhood occupancy, limited amenities, and safety metrics that warrant active management