| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 41st | Fair |
| Amenities | 35th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3112 W Shady Grove Rd, Irving, TX, 75060, US |
| Region / Metro | Irving |
| Year of Construction | 1983 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3112 W Shady Grove Rd, Irving TX Multifamily Opportunity
Neighborhood occupancy is competitive among Dallas-Plano-Irving submarkets, supporting stable leasing prospects at the asset level, according to WDSuite s CRE market data.
This suburban Irving location balances workforce access with steady renter demand. Neighborhood occupancy ranks 435 out of 1,108 metro neighborhoods (competitive among Dallas-Plano-Irving areas) and is in the top quartile nationally, which helps underpin income stability for multifamily investors.
The 1983 vintage is newer than the neighborhood s average construction year (1974). That positioning can be competitive versus older stock while still warranting capital planning for aging systems or selective value-add to modernize interiors and common areas.
Within a 3-mile radius, households have increased over the past five years and are projected to keep rising, indicating a larger tenant base over time. The renter-occupied share in the 3-mile area is substantial alongside a neighborhood renter concentration of roughly one-quarter of units, suggesting depth for smaller format rentals and supporting occupancy stability.
Local cost context favors sustained rental demand: neighborhood rent-to-income is measured at about 0.11 and median home values sit in a high-cost ownership context for many renters. That combination supports lease retention and measured pricing power rather than rapid turnover, based on CRE market data from WDSuite.
Daily convenience is mixed: restaurants are competitive versus national peers, while cafes and grocery stores are limited within the immediate neighborhood footprint. Parks and pharmacies score above national medians, providing some amenity balance. Average school ratings trend below national norms, which may influence renter mix toward workforce households rather than family-driven demand.
Safety indicators present a mixed but improving picture. The neighborhood s crime rank is 235 out of 1,108 within the Dallas-Plano-Irving metro, indicating higher crime relative to many metro neighborhoods. Nationally, overall conditions trend near mid-range, with recent data showing year-over-year declines in both property and violent offense rates, which points to a directional improvement rather than a definitive shift.
For underwriting, a prudent approach is to weight recent downward trends alongside the metro-relative rank, and to emphasize on-site security and tenant screening as operating levers if comparable assets in nearby competitive submarkets show stronger safety positioning.
- Express Scripts pharmacy benefits (3.3 miles)
- American Airlines Group airline (3.9 miles) HQ
- Kimberly-Clark consumer products (5.2 miles) HQ
- Celanese chemicals (5.4 miles) HQ
- Exxon Mobil energy (6.5 miles) HQ
Nearby corporate employers anchor a diverse employment base that supports renter demand and commute convenience for workforce tenants, including airline, consumer products, chemicals, energy, and pharmacy benefits operations.
3112 W Shady Grove Rd offers small-unit multifamily exposure in a suburban Irving location with competitive neighborhood occupancy and proximity to diversified employment nodes. The asset s 1983 construction is newer than the local average, suggesting relative competitiveness versus older stock, while also signaling typical late-cycle CapEx needs (mechanicals, exteriors, and targeted interior updates) that can support value-add execution. According to CRE market data from WDSuite, neighborhood occupancy sits in the top quartile nationally and above the metro median, and the local rent-to-income context indicates manageable affordability pressure that supports retention.
Demand fundamentals are reinforced by 3-mile demographics showing recent population growth and an increase in households, with forecasts pointing to continued expansion and a sizable renter pool. Ownership costs in the area remain elevated relative to incomes, which sustains reliance on rental housing and supports leasing stability even as renters trade affordability and convenience over top-tier school ratings. Key risks include uneven amenity density, below-average school scores, and crime that is higher than many Dallas metro neighborhoods, warranting conservative operating assumptions and active asset management.
- Competitive neighborhood occupancy supports income stability
- 1983 vintage offers value-add potential with targeted modernization
- 3-mile household growth and renter pool expansion sustain demand
- Elevated ownership costs reinforce multifamily leasing and retention
- Risks: uneven amenities, lower school ratings, and crime above metro average