| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Poor |
| Demographics | 28th | Poor |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1819 E Shady Grove Rd, Irving, TX, 75060, US |
| Region / Metro | Irving |
| Year of Construction | 1983 |
| Units | 21 |
| Transaction Date | 2016-07-22 |
| Transaction Price | $1,562,500 |
| Buyer | 2BG THUNDERBIRD LLC |
| Seller | BRACKETT RONALD E |
1819 E Shady Grove Rd Irving 21-Unit Multifamily
Neighborhood occupancy trends are steady and above the national median, supporting leasing durability, according to WDSuite’s CRE market data. Proximity to major Dallas employment hubs further underpins renter demand at this Irving location.
Situated in suburban Irving within the Dallas-Plano-Irving metro, the property benefits from local fundamentals that favor stable renter demand. Neighborhood occupancy is above the national median and has improved over the last five years, indicating resilience through cycles. The renter-occupied share of housing units is elevated relative to many U.S. neighborhoods, signaling a deeper tenant base and demand stability for multifamily assets.
Everyday conveniences are adequate: restaurants and grocery options rank competitive among Dallas-Plano-Irving neighborhoods (425th of 1,108 overall for amenities; restaurants and parks trend around the middle of the pack), though cafes and pharmacies are thinner locally. For investors, that mix suggests practical livability for workforce renters without the premiums associated with higher-amenity districts.
The 1983 construction is slightly newer than the neighborhood’s typical vintage (around 1980). That positions the asset to compete against older stock while still warranting targeted modernization of building systems and interiors to enhance rentability and reduce near-term capital surprises.
Within a 3-mile radius, population and households have grown in recent years, with forecasts calling for additional population gains and a sizeable increase in households alongside gradually smaller average household sizes. This points to a larger tenant base and potential demand for smaller-unit product types—factors that can support occupancy stability and consistent leasing velocity over the medium term, based on CRE market data from WDSuite.
Home values in the neighborhood are lower than many coastal markets, and rent-to-income levels are manageable by national standards. That combination can sustain renter reliance on multifamily housing, though relatively accessible ownership options may create some competitive tension at certain price points—an important consideration for pricing power and lease retention strategies.
Safety metrics are mixed when viewed against metro and national context. Relative to neighborhoods nationwide, this area sits below the median for safety, and within the Dallas-Plano-Irving metro it ranks in the less favorable half (764th of 1,108). Year over year, estimated property offense rates have improved, while violent offense readings moved the other way, underscoring the importance of active property management and standard preventative measures.
Investors should frame these figures comparatively: improvement in property-related incidents suggests some easing in non-violent activity, but the low national safety percentile indicates ongoing risk management remains prudent. As always, property-level security, lighting, access control, and resident engagement can materially influence outcomes irrespective of neighborhood averages.
Nearby corporate employment anchors provide a broad commuter base that can support renter demand and retention, led by Xerox, Southwest Airlines, Celanese, Kimberly-Clark, and Exxon Mobil within a short drive.
- Xerox — corporate offices (4.1 miles)
- Southwest Airlines — corporate offices (4.5 miles) — HQ
- Celanese — corporate offices (5.0 miles) — HQ
- Kimberly-Clark — corporate offices (5.0 miles) — HQ
- Exxon Mobil — corporate offices (6.3 miles) — HQ
This 21-unit, 1983-vintage asset in Irving combines steady neighborhood occupancy, proximity to major employers, and attainable area housing costs that reinforce renter reliance on multifamily. According to CRE market data from WDSuite, the neighborhood’s occupancy trends sit above the national median, and the renter-occupied share of housing units is comparatively high—both supportive of durable tenant demand. The vintage is slightly newer than local averages, suggesting competitive positioning versus older stock while leaving room for targeted upgrades to capture value-add upside.
Within a 3-mile radius, modest population growth and a projected increase in households point to a larger tenant base over the next several years, aided by commute access to multiple Fortune 500 employers. Affordability metrics (including rent-to-income) support lease stability, though relatively accessible ownership options may cap pricing power at the margins. Safety indicators are mixed and warrant active management, but improving property-related trends help mitigate some downside risk.
- Above-median neighborhood occupancy and elevated renter concentration support demand
- 1983 vintage offers value-add potential while competing with older local stock
- Employer proximity underpins leasing velocity and retention
- Manageable rent-to-income ratios bolster stability; ownership alternatives may limit pricing power
- Risk: below-median safety metrics require ongoing property-level security and oversight