| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 53rd | Fair |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 802 Castleglen Dr, Garland, TX, 75043, US |
| Region / Metro | Garland |
| Year of Construction | 1983 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
802 Castleglen Dr Garland Multifamily Investment
Inner-suburban Garland shows an elevated renter-occupied housing share and solid day-to-day amenities, suggesting a durable tenant base, according to WDSuite’s commercial real estate analysis. Neighborhood occupancy trends sit closer to metro norms than national leaders, positioning this 27-unit asset for steady operations with targeted asset management.
The property sits in an Inner Suburb neighborhood of the Dallas–Plano–Irving metro rated A- (ranked 247 of 1,108 metro neighborhoods), placing it in the top quartile locally for overall neighborhood quality. Amenity access is a relative strength: the area ranks 90 of 1,108 for amenities, also top quartile, and scores around the 71st percentile nationally — with grocery and pharmacy density particularly competitive. Limited park access is a noted gap, which may modestly affect outdoor-recreation appeal.
For investors focused on multifamily demand depth, the neighborhood’s renter-occupied housing share is high (71.6%), ranking 107 of 1,108 — a top-quartile position locally and around the 97th percentile nationwide. This elevated renter concentration supports leasing velocity and renewal potential. By contrast, neighborhood occupancy is below the metro median (rank 854 of 1,108), pointing to the importance of hands-on leasing and retention strategies to capture available demand.
Within a 3-mile radius, population and household counts have grown in recent years and are projected to continue rising, expanding the renter pool and supporting occupancy stability. Median incomes have also trended higher, creating room for rent growth while keeping a focus on value positioning. According to WDSuite’s CRE market data, the local rent-to-income profile skews more manageable than in many higher-cost U.S. submarkets, which can aid retention but may temper near-term pricing power.
Ownership costs in the immediate area are moderate relative to coastal gateways, and home values have appreciated over the past five years. That context suggests some cross-over with entry-level ownership; competitive unit finishes and professional management can help multifamily retain households seeking convenience and flexibility. School ratings average around the lower end of the spectrum locally, which may matter for family-oriented renters, though proximity to services and employment helps offset this for many tenant cohorts.
Safety indicators are mixed and should be evaluated in a comparative, trend-aware context. The neighborhood’s crime positioning trails both the metro median (ranked 709 of 1,108 Dallas–Plano–Irving neighborhoods) and national norms (around the 31st percentile nationally for safety), indicating a higher-than-average incidence versus many peer areas.
Trends diverge by category: estimated property offenses have declined year over year, while violent-offense estimates have risen over the same period. Investors should incorporate building-level security, lighting, and resident engagement into underwriting and operations, and benchmark incident trends against nearby Dallas submarkets for a current read.
Proximity to major employers in homebuilding, semiconductors, life sciences, and defense supports renter demand through short commutes and a diversified wage base. The list below highlights nearby employment anchors most relevant to workforce retention and leasing stability.
- D.R. Horton, America's Builder — homebuilding (3.7 miles)
- Texas Instruments South Campus — semiconductors (10.4 miles)
- Thermo Fisher Scientific — life sciences (10.4 miles)
- Texas Instruments — semiconductors (10.7 miles) — HQ
- General Dynamics — defense & aerospace offices (11.0 miles)
Built in 1983, this 27-unit asset is slightly older than the neighborhood’s average vintage, creating clear value-add and capital planning opportunities to improve competitive positioning against newer stock. Demand fundamentals are supported by a high renter-occupied housing share and a strong everyday amenity base, while below-metro occupancy underscores the importance of focused leasing and resident retention. According to CRE market data from WDSuite, local affordability metrics are comparatively manageable, which can sustain renewal rates even as rent growth normalizes.
Nearby employment anchors in diversified industries, steady 3-mile population and household growth, and moderate ownership costs collectively support a durable tenant base. Execution should prioritize curb appeal, unit modernization, and security enhancements to capture demand and mitigate the area’s softer safety and occupancy rankings.
- Elevated renter concentration supports a deep tenant base and renewal potential.
- 1983 vintage offers value-add upside via targeted renovations and systems upgrades.
- Strong everyday amenities and proximity to major employers aid leasing and retention.
- Affordability profile supports occupancy stability as rent growth normalizes.
- Risks: below-metro occupancy and safety metrics require active leasing and security-focused operations.