| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 25th | Poor |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1313 E Shady Grove Rd, Irving, TX, 75060, US |
| Region / Metro | Irving |
| Year of Construction | 1972 |
| Units | 69 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1313 E Shady Grove Rd Irving Multifamily Investment
Workforce renter demand is supported by nearby corporate hubs and a neighborhood renter-occupied share just over half, according to WDSuite's CRE market data. This positioning can help sustain leasing even as rent growth normalizes across the Dallas–Fort Worth metro.
Located in Irving's Inner Suburb, the neighborhood offers everyday convenience with solid grocery access and park coverage. Amenity accessibility ranks above the metro median among 1,108 Dallas–Plano–Irving neighborhoods, and park availability sits in the top quartile nationally, while cafes and pharmacies are thinner - an operating consideration for resident expectations.
Neighborhood rents sit in the mid-to-upper range nationally and the share of housing units that are renter-occupied is elevated, indicating a deeper tenant base for multifamily. Reported neighborhood occupancy is near local norms, suggesting stable, needs-based demand rather than a purely lifestyle-driven renter profile.
Within a 3-mile radius, demographics indicate a flat population trend historically with a projected near-term increase, but with more households and smaller average household sizes ahead - factors that typically expand the renter pool and support occupancy stability. Median household incomes have trended higher, and rent levels have been rising, which can support revenue management; however, relatively accessible ownership costs in this neighborhood context may introduce some competition with entry-level for-sale options, moderating pricing power in certain unit types.
Average school ratings in the neighborhood are below metro and national norms, which may influence demand mix toward singles and smaller families, but proximity to major employment centers and daily conveniences helps underpin steady leasing for workforce housing.
Neighborhood safety benchmarks sit below the national median, based on WDSuite's nationwide percentiles. Even so, both violent and property offense estimates show year-over-year improvement, indicating a constructive recent trend rather than deterioration.
For investors, this suggests underwriting should reflect a cautious stance on security and loss-prevention line items, while acknowledging the improving trajectory as a potential tailwind for retention and leasing over the hold period.
The property draws from a corridor of corporate employers that support workforce housing demand and commute convenience, including Xerox, Kimberly-Clark, Celanese, Southwest Airlines, and Exxon Mobil.
- Xerox - corporate offices (4.7 miles)
- Kimberly-Clark - consumer products corporate offices (4.9 miles) - HQ
- Celanese - chemicals corporate offices (4.9 miles) - HQ
- Southwest Airlines - airline corporate offices (5.0 miles) - HQ
- Exxon Mobil - energy corporate offices (6.2 miles) - HQ
This Irving asset benefits from steady workforce demand, an elevated share of renter-occupied housing, and proximity to major employers. According to CRE market data from WDSuite, neighborhood occupancy and rent positioning point to stable utilization, while a growing household count within a 3-mile radius and smaller projected household sizes suggest a larger tenant base over the medium term. Ownership remains relatively accessible in this submarket, which can temper pricing power, but manageable rent-to-income levels support lease retention when paired with pragmatic renewal strategies.
Operationally, the submarket's grocery and park access are positives for livability, while thinner cafe and pharmacy density and below-average school ratings may concentrate demand among workforce renters. Safety indicators sit below national medians but have improved year over year; prudent security planning can help support retention and mitigate loss experience.
- Elevated renter-occupied housing share supports depth of tenant demand
- Proximity to multiple corporate employers underpins leasing and retention
- Household growth and smaller household sizes within 3 miles expand renter pool
- Livability strengths in grocery and parks aid competitiveness versus older stock
- Risks: below-median safety and accessible ownership options may moderate pricing power