| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Good |
| Demographics | 40th | Fair |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1401 Esters Rd, Irving, TX, 75061, US |
| Region / Metro | Irving |
| Year of Construction | 1986 |
| Units | 104 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1401 Esters Rd, Irving TX — 104-Unit 1986 Multifamily
Neighborhood indicators point to a deep renter pool that supports stable leasing conditions, according to WDSuite’s CRE market data. While property details may vary, the area’s renter concentration suggests consistent demand for well-managed workforce housing.
Located in Irving’s inner-suburban fabric of the Dallas–Plano–Irving metro, the neighborhood rates below the metro median overall (ranked 728 among 1,108 metro neighborhoods), but it offers several fundamentals relevant to multifamily investors. Restaurants and groceries are comparatively accessible (both around the upper-third nationally), while parks, cafes, and childcare are thinner—an operational consideration for resident services and marketing rather than a structural headwind.
The area’s housing stock skews newer than this asset (average neighborhood vintage circa 1998 versus the property’s 1986 construction). For investors, that gap can translate into value-add or modernization opportunities—targeted interior upgrades, curb appeal, or systems replacements—aimed at improving competitive positioning against later‑vintage stock.
On the demand side, the neighborhood’s renter-occupied share is very high, indicating substantial renter concentration and a broad tenant base. Neighborhood occupancy trends sit in the low‑90s, which supports day‑to‑day leasing stability, though operators should remain attentive to resident retention and concessions strategy.
Within a 3‑mile radius, population has edged up in recent years and is projected to grow further, with households increasing and average household size drifting lower. This combination typically expands the renter pool and supports occupancy durability for well‑positioned product. In a high‑cost ownership context (home values in the mid‑$200Ks and a high value‑to‑income ratio), rental housing remains a practical alternative, which can underpin lease retention and steady absorption. At the same time, elevated rent‑to‑income ratios in the neighborhood signal some affordability pressure—suggesting disciplined lease management and amenity‑weighted value creation may be more effective than aggressive rent pushes.
Safety conditions are mixed relative to regional and national benchmarks. Compared with 1,108 neighborhoods across the Dallas–Plano–Irving metro, this area sits closer to the safer half (crime rank 413 of 1,108), yet nationally it performs below average on safety. Notably, property offenses have been trending down over the past year, while violent‑crime indicators remain weaker versus national comparisons. Investors should consider standard measures—lighting, access control, and community engagement—to support resident retention and asset performance.
Proximity to established corporate offices supports a consistent workforce renter base and commute convenience for residents. Nearby employers include pharmacy benefits management, airlines, and diversified headquarters that can bolster weekday traffic and leasing stability.
- Express Scripts — pharmacy benefits management (1.8 miles)
- American Airlines Group — airline HQ & corporate services (2.3 miles) — HQ
- Kimberly-Clark — consumer products (4.6 miles) — HQ
- Celanese — specialty materials & chemicals (4.9 miles) — HQ
- Vistra Energy — energy (5.5 miles) — HQ
This 104‑unit property, built in 1986, is older than the neighborhood’s late‑1990s average—creating clear value‑add pathways via renovations and operational upgrades to compete against newer product. The neighborhood shows a deep renter base and occupancy in the low‑90s, which supports day‑to‑day leasing stability when paired with effective resident retention. According to CRE market data from WDSuite, nearby amenities skew toward everyday needs (grocery/restaurants) rather than lifestyle, guiding practical capex toward livability and service quality.
Within a 3‑mile radius, recent population growth and a projected increase in households point to a larger tenant base ahead, even as household sizes trend slightly smaller. A high‑cost ownership backdrop reinforces reliance on rental housing, which can support occupancy and lease duration, while elevated rent‑to‑income levels argue for disciplined pricing and amenity‑weighted differentiation rather than aggressive rent growth assumptions.
- 1986 vintage offers tangible value‑add and modernization upside versus later‑vintage neighborhood stock.
- High neighborhood renter concentration and low‑90s occupancy support leasing stability for well‑managed assets.
- 3‑mile demand drivers: modest recent population growth and rising household counts expand the tenant base.
- Everyday‑needs amenity mix (grocery/restaurants) aligns with workforce housing positioning and service‑led retention.
- Risk: elevated rent‑to‑income ratios imply affordability pressure—prioritize retention, targeted upgrades, and measured pricing.