| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 67th | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3901 William Dehaes Dr, Irving, TX, 75038, US |
| Region / Metro | Irving |
| Year of Construction | 1982 |
| Units | 104 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3901 William Dehaes Dr Irving Multifamily Investment
At the neighborhood level, occupancy is historically stable and renter demand is supported by a deep tenant base, according to WDSuite’s CRE market data. This positioning in Irving’s Urban Core offers investors exposure to steady leasing fundamentals without relying on outsized rent growth.
The property sits in an Urban Core location within the Dallas–Plano–Irving metro, where the neighborhood ranks 160 out of 1,108 metro neighborhoods (A rating), placing it in the top quartile among 1,108 metro neighborhoods. For investors, this indicates competitive fundamentals relative to peer subareas across the region.
Livability drivers are broad-based: grocery access is strong (nationally around the upper decile), parks and pharmacies are also solidly above national medians, and restaurants are competitive for the metro. Café density is thinner, but childcare availability trends well above national norms—useful for stabilizing renter households and lease retention. Median neighborhood rent levels sit in the upper third nationally, while rent-to-income metrics suggest manageable resident affordability—supportive for renewals and prudent rent management.
Tenure dynamics favor multifamily: approximately 72.7% of housing units in the neighborhood are renter-occupied, indicating a deep, diversified tenant base that can support occupancy stability and absorption. At the same time, elevated ownership costs relative to incomes (high national percentile for value-to-income ratio) suggest a high-cost ownership market locally, which can sustain reliance on rental housing and underpin pricing power for well-managed assets.
Within a 3-mile radius, demographics point to a growing renter pool: population and household counts have expanded over the past five years and are projected to continue rising, while median and mean household incomes have climbed meaningfully. These dynamics, based on CRE market data from WDSuite, generally translate into a larger tenant base and ongoing demand for well-located units near major employment nodes.
Safety indicators for the neighborhood perform below national medians overall, and around the metro median compared with 1,108 Dallas–Plano–Irving neighborhoods. Recent trends are mixed: estimated violent-offense rates have improved year over year, while property-offense estimates have risen. For investors, this suggests monitoring security measures and resident experience, while noting that broader trends can shift with local enforcement and community investment.
Prudent underwriting would account for the neighborhood s comparatively lower national safety percentile, balanced against recent improvement in violent-offense directionality. Operators often address these factors through lighting, access controls, and community engagement, which can support retention and stabilize operating performance.
Proximity to major corporate headquarters supports workforce housing demand and commute convenience for residents. Notable nearby employers include Kimberly-Clark, Vistra Energy, Celanese, Exxon Mobil, and Michaels Cos., providing diversified white-collar employment within a short drive.
- Kimberly-Clark — corporate offices (2.8 miles) — HQ
- Vistra Energy — corporate offices (3.1 miles) — HQ
- Celanese — corporate offices (3.2 miles) — HQ
- Exxon Mobil — corporate offices (3.3 miles) — HQ
- Michaels Cos. — corporate offices (3.6 miles) — HQ
This Irving asset benefits from a renter-centric neighborhood with around 94% occupancy at the neighborhood level and a high share of renter-occupied housing, reinforcing demand depth and day-one leasing stability. Within a 3-mile radius, population and household counts are expanding alongside rising incomes, supporting a larger tenant base and future absorption potential. According to CRE market data from WDSuite, local amenity access (notably groceries, parks, and pharmacies) and proximity to major corporate headquarters further bolster retention and day-to-day convenience.
While neighborhood safety metrics trail national norms, the recent downward trend in violent-offense estimates is constructive. Investors should underwrite for active property management and security practices, but the combination of employment access, renter concentration, and steady occupancy provides a durable foundation for long-term operations.
- Renter-oriented neighborhood with deep tenant base supporting occupancy stability
- Strong employment access near multiple Fortune 500 headquarters aids retention and leasing
- 3-mile population and household growth with rising incomes expands the renter pool
- Amenity access (grocery, parks, pharmacies) supports livability and renewal prospects
- Risk: Safety metrics below national medians warrant ongoing security and operations focus