| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 8th | Poor |
| Amenities | 28th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 116 SE Dallas St, Grand Prairie, TX, 75051, US |
| Region / Metro | Grand Prairie |
| Year of Construction | 1999 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
116 SE Dallas St Grand Prairie Multifamily Investment
Neighborhood occupancy remains steady and renter demand is deep, supported by a high share of renter-occupied units and proximity to major employers, according to WDSuite’s CRE market data. Investors evaluating a 32-unit asset here can prioritize operational consistency while monitoring affordability pressure.
This Inner Suburb location in Grand Prairie offers everyday convenience with stronger restaurant access than many peers (88th percentile nationally) and competitive grocery coverage (79th percentile), though cafés, parks, and pharmacies are limited locally. Neighborhood occupancy is in the 63rd percentile nationwide, pointing to stable leasing conditions rather than outsized vacancy risk.
The area skews rental: the share of housing units that are renter-occupied is high (96th percentile nationally). For multifamily owners, that signals a broad tenant base and supports demand durability, but it also heightens the need for targeted leasing and retention strategies as new supply competes across the Dallas-Plano-Irving metro.
Property vintage trends matter: local housing stock averages 1974, while this property was built in 1999. Newer construction relative to the neighborhood can provide a competitive edge versus older inventory, while still warranting capital planning for mid-life systems and potential value-add refresh to meet current renter expectations. Median home values align with a higher value-to-income backdrop (86th percentile nationally), which indicates a relatively high-cost ownership market; this tends to sustain rental reliance and can support pricing power when units are well-positioned.
Within a 3-mile radius, household counts have inched higher over the last five years and are projected to rise further even as population trends soften slightly—reflecting smaller household sizes and a potential renter pool expansion. Rents in the area have grown meaningfully over the past five years, reinforcing revenue momentum; however, a rent-to-income profile near 30% suggests some affordability pressure, a consideration for lease management and renewal strategies. For deeper multifamily property research, these dynamics compare as above metro median for grocery and restaurant access but below the metro median for broader amenities.
Compared with neighborhoods nationwide, overall safety signals are favorable, with crime levels around the 63rd percentile nationally. Within the Dallas-Plano-Irving metro, this area ranks in the top quartile among 1,108 neighborhoods, indicating comparatively lower crime levels versus much of the region.
Recent momentum is noteworthy: estimated violent offenses declined sharply year over year (among the strongest improvements nationally), and property offenses also trended down meaningfully. While conditions can vary by block and over time, the directional trend supports resident retention and leasing stability from a portfolio perspective.
The employment base features major corporate offices within commuting distance, supporting workforce housing demand and lease retention. Notable nearby employers include Express Scripts, American Airlines Group, Kimberly-Clark, Celanese, and Xerox.
- Express Scripts — pharmacy benefit manager (5.9 miles)
- American Airlines Group — airlines (6.3 miles) — HQ
- Kimberly-Clark — consumer products (9.2 miles) — HQ
- Celanese — chemicals (9.5 miles) — HQ
- Xerox — business services (10.4 miles)
A 32-unit 1999-vintage asset at 116 SE Dallas St is positioned against older neighborhood stock, offering relative competitiveness while leaving room for targeted value-add and systems modernization. Demand is underpinned by a high renter-occupied share, steady neighborhood occupancy, and proximity to large employers—factors that support leasing stability. According to CRE market data from WDSuite, local amenity access is strongest for restaurants and groceries, which can aid renter satisfaction despite thinner café and park options.
Within a 3-mile radius, household counts have ticked up historically and are projected to rise further as average household size trends down—indicating more households and a potentially larger tenant base even as population edges lower. Rising incomes and rent growth point to revenue potential, but investors should underwrite renewal strategies carefully given rent-to-income pressures and below-average school ratings. Net takeaway: durable renter demand with operational upside from selective upgrades, balanced by sensitivity to affordability and amenity gaps.
- 1999 vintage vs. older local stock supports competitive positioning with targeted value-add potential
- High renter-occupied share and steady neighborhood occupancy support demand depth and retention
- Strong nearby employer base underpins workforce housing demand and commute convenience
- Household growth (3-mile radius) and rising incomes align with sustained leasing momentum
- Risks: affordability pressure (rent-to-income), limited amenity categories, and lower school ratings