| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Poor |
| Demographics | 51st | Fair |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5802 Marvin Loving Dr, Garland, TX, 75043, US |
| Region / Metro | Garland |
| Year of Construction | 1983 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5802 Marvin Loving Dr Garland Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share even as occupancy trends sit below metro averages, according to WDSuite’s CRE market data.
Situated in Garland’s inner suburban fabric of the Dallas–Plano–Irving metro, the area presents a pragmatic renter base for workforce-oriented multifamily. Neighborhood amenity access is mixed: grocery options are competitive nationally (upper-third percentile), while cafes, parks, and pharmacies are limited locally. Restaurants land around mid-pack nationally. For investors, this suggests day-to-day convenience for residents anchored by groceries and dining, with fewer lifestyle amenities immediately nearby.
Neighborhood occupancy currently trails metro norms and has softened in recent years, which may require tighter leasing execution and targeted unit/amenity positioning to sustain performance. Counterbalancing this, the neighborhood’s renter-occupied share is among the highest in the metro (top decile), indicating a deep tenant pool and potential for steady leasing activity when pricing and product fit are aligned.
Within a 3-mile radius, demographics point to demand resilience: population and household counts have grown and are projected to continue expanding, increasing the local renter pool. Household sizes are expected to trend smaller, which can favor multifamily absorption. Median rents in the 3-mile area have risen and are forecast to continue growing, while rent-to-income levels in the immediate neighborhood indicate manageable affordability pressure — a backdrop that can support retention with disciplined renewal strategies.
Ownership costs in the neighborhood are comparatively accessible versus national benchmarks, which can introduce some competition with entry-level ownership options. Even so, the combination of a large renter base, proximity to employment corridors, and improving household fundamentals provides a credible foundation for multifamily demand and operational stability.
Safety indicators place the neighborhood below national averages and below the metro median, with its crime rank in the lower half among 1,108 Dallas–Plano–Irving neighborhoods. Recent trends are mixed: property offense rates show a meaningful year-over-year improvement, while violent offense measures remain comparatively weaker versus national benchmarks.
For investors, this typically argues for prudent on-site measures and resident engagement to support retention, while underwriting conservatively to reflect the submarket’s position relative to the region.
Nearby employers create a diversified commuter base that can support renter demand and lease retention, led by homebuilding, electronics distribution, life sciences, defense, and semiconductor offices noted below.
- D.R. Horton, America's Builder — homebuilding (2.3 miles)
- Avnet Electronics — electronics distribution (11.5 miles)
- Thermo Fisher Scientific — life sciences (11.6 miles)
- General Dynamics — defense & aerospace offices (12.1 miles)
- Texas Instruments — semiconductors (12.9 miles) — HQ
The investment case centers on depth of renter demand against a neighborhood that skews heavily renter-occupied, supported by proximity to major employment nodes and solid grocery access. While neighborhood occupancy is currently below metro averages, household and population growth within a 3-mile radius indicate a larger tenant base ahead, supporting leasing velocity when product is priced and positioned appropriately. According to commercial real estate analysis from WDSuite, local rent-to-income levels signal manageable affordability pressure, which can aid renewal capture with disciplined lease management.
Ownership remains comparatively accessible in this neighborhood versus national benchmarks, which can create competition at the margin; however, steady renter pool expansion, employer proximity, and mid-pack dining access underpin a practical value proposition for well-operated multifamily. Execution focus should remain on targeted upgrades, amenity programming, and granular leasing to offset softer submarket occupancy.
- Deep renter base supports demand despite softer neighborhood occupancy
- Growing 3-mile population and households expand the local tenant pool
- Competitive grocery access and major employers nearby aid retention
- Manageable rent-to-income backdrop supports renewal strategies
- Risks: below-metro occupancy and safety metrics require conservative underwriting and strong on-site operations