| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 67th | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3801 William Dehaes Dr, Irving, TX, 75038, US |
| Region / Metro | Irving |
| Year of Construction | 1983 |
| Units | 56 |
| Transaction Date | 2022-11-30 |
| Transaction Price | $65,080,890 |
| Buyer | EPC WESTGATE LLC |
| Seller | WESTGATE & GLEN ARBOR MULTIFAMILY LLC |
3801 William Dehaes Dr Irving Multifamily Investment
Renter demand is supported by a high share of renter-occupied units in the surrounding neighborhood and occupancy near the mid‑90s, according to WDSuite’s CRE market data. This points to steady leasing fundamentals for a 50–100 unit asset in Irving’s employment corridor.
The property sits in an Urban Core pocket of Irving that ranks in the top quartile among 1,108 Dallas–Plano–Irving neighborhoods (A-rated overall), indicating competitive location fundamentals for multifamily. Neighborhood occupancy trends are solid and the renter concentration is high, signaling a deep tenant base that can support leasing stability.
Daily-needs access is a relative strength. Grocery options and pharmacies trend around the 80th–90th national percentiles, and park access is similarly strong. Caf e density is limited, while restaurants are moderate, so convenience skews to essentials rather than lifestyle retail. For investors, this mix typically aligns with durable, workforce-oriented renter demand rather than discretionary foot-traffic drivers.
Tenure data shows approximately 72.7% of housing units in the neighborhood are renter-occupied, which supports depth of demand for multifamily product and can help sustain occupancy through cycles. Median contract rents benchmark in the low $1,200s, and the rent-to-income profile indicates manageable affordability pressure for many local households, a positive for retention and lease management.
Within a 3-mile radius, population and household counts have grown in recent years and are projected to continue increasing, expanding the renter pool and supporting occupancy. Elevated home values relative to incomes in the neighborhood (high national percentile) suggest a high-cost ownership market, which tends to reinforce reliance on rental housing and can support pricing power, especially for well-maintained properties.
Safety metrics are mixed and should be monitored as part of underwriting. The neighborhood’s overall crime rank sits in the lower half among 1,108 Dallas–Plano–Irving neighborhoods, indicating comparatively higher incident rates than many parts of the metro. Nationally, the area tracks below the median for safety.
Trend signals show improvement in violent offense rates over the last year, which is a constructive directional indicator, while property offenses remain an area to watch. For investors, this typically argues for prudent security measures and operational focus on resident experience to support retention.
Proximity to major corporate offices anchors local employment and underpins renter demand through short commutes. Nearby employers include Kimberly-Clark, Celanese, Vistra Energy, Exxon Mobil, and Express Scripts.
- Kimberly-Clark — corporate offices (2.8 miles) — HQ
- Celanese — corporate offices (3.2 miles) — HQ
- Vistra Energy — corporate offices (3.2 miles) — HQ
- Exxon Mobil — corporate offices (3.4 miles) — HQ
- Express Scripts — corporate offices (3.7 miles)
This Irving asset benefits from a strong renter ecosystem and proximity to Fortune 500 employment nodes, supporting steady absorption and leasing stability. Neighborhood metrics point to high renter concentration and occupancy around the mid‑90s, while daily-needs amenities test well above national medians. According to CRE market data from WDSuite, the ownership market skews higher-cost relative to incomes, which typically sustains reliance on rentals and supports pricing discipline for well-managed assets.
Within a 3-mile radius, recent and projected increases in population and households expand the tenant base, a tailwind for occupancy and rent growth management. The property’s location near multiple corporate headquarters adds commuting convenience, while moderate rent-to-income dynamics suggest manageable affordability pressure that can aid retention. Key risks include crime metrics that trail the national median and the need to maintain competitive finishes versus newer product nearby.
- High renter-occupied share and solid neighborhood occupancy support demand depth
- Daily-needs amenities (grocery, parks, pharmacies) trend above national medians
- 3-mile population and household growth expand the renter pool, supporting leasing
- Proximity to major corporate offices underpins commute-driven renter demand
- Risk: below-median safety metrics and competitive pressure from newer stock