| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 27th | Poor |
| Amenities | 53rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1054 Oakland Dr, Irving, TX, 75060, US |
| Region / Metro | Irving |
| Year of Construction | 1984 |
| Units | 38 |
| Transaction Date | 2005-06-03 |
| Transaction Price | $815,000 |
| Buyer | TERRACES AT SHADY GROVE LLC |
| Seller | CATE GREY PROPERTY 1 LLC |
1054 Oakland Dr, Irving TX Multifamily Investment
Neighborhood occupancy is strong and renter demand is durable, according to WDSuite’s CRE market data, supporting stable cash flow potential in an inner-suburban Dallas location.
Located in Irving’s inner suburbs, the property benefits from neighborhood fundamentals that favor workforce housing. The neighborhood’s occupancy is competitive among the 1,108 Dallas–Plano–Irving neighborhoods and ranks in the top quartile nationally, indicating depth in the tenant base and support for leasing stability.
Livability drivers are mixed but serviceable for residents. Parks access is a relative strength (top decile nationally), and grocery access trends above national medians, while cafes and pharmacies are thinner locally. For investors, this mix supports day-to-day convenience without premium amenity pricing pressure.
The housing stock skews earlier vintage across the neighborhood, with an average construction year earlier than 1980, while this property’s 1984 vintage is somewhat newer. That positioning can be advantageous versus older comparables, though investors should still plan for system modernization and targeted exterior/interior updates to remain competitive.
Tenure patterns point to durable multifamily demand: the share of renter-occupied units in the neighborhood is elevated versus many suburbs, reinforcing a broad leasing pool and supporting occupancy stability. Within a 3-mile radius, households have grown recently and are projected to continue increasing even as average household size trends smaller, which typically expands the renter pool and supports steady absorption.
Affordability supports retention. Neighborhood rents sit around the upper half nationally while the rent-to-income ratio trends on the lower side, which can ease affordability pressure and aid lease renewals. Median home values are moderate for Dallas–Fort Worth, suggesting that while ownership is attainable for some, many households are likely to continue relying on multifamily rentals—supporting demand depth and pricing discipline over time.
Safety metrics for the neighborhood are around the metro middle when compared with the 1,108 Dallas–Plano–Irving neighborhoods and track below the national median. Recent trends, however, point to improvement, with both property and violent offense rates moving lower year over year according to WDSuite s CRE market data.
For underwriting, this suggests a setting where risk management and on-site controls (access, lighting, and visibility) remain important, while the directional improvement provides some support for tenant retention and leasing consistency.
Proximity to major corporate offices underpins local renter demand through short commutes and employment diversity. Nearby employers include Kimberly-Clark, Celanese, Express Scripts, American Airlines Group, and Xerox.
- Kimberly-Clark — corporate offices (4.6 miles) — HQ
- Celanese — corporate offices (4.8 miles) — HQ
- Express Scripts — pharmacy benefits (5.1 miles)
- American Airlines Group — airline corporate (5.8 miles) — HQ
- Xerox — technology & services (5.8 miles)
This 38-unit 1984 asset sits in an inner-suburban Irving location where neighborhood occupancy rates are competitive within the Dallas–Plano–Irving metro and in the top quartile nationally. Renter concentration is elevated locally, supporting a broad tenant base and steady absorption. With moderate home values and a relatively favorable rent-to-income backdrop, investor focus can center on retention and disciplined rent management rather than aggressive concessions, according to CRE market data from WDSuite.
The 1984 vintage offers a position slightly newer than much of the surrounding stock, suggesting opportunity for targeted value-add—modernizing interiors and key building systems to outperform older comparables. Amenities and access are practical (parks and groceries are strengths), while thinner café and pharmacy density suggests demand is price- and convenience-driven rather than lifestyle-premium oriented.
- Competitive neighborhood occupancy and elevated renter share support leasing stability
- 1984 vintage provides value-add path via system upgrades and interior refresh
- Parks and grocery access bolster livability without premium amenity costs
- Moderate ownership costs in the area sustain reliance on multifamily rentals
- Risk: safety metrics sit below national medians; continued on-site controls recommended