| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 26th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3922 Evergreen St, Irving, TX, 75061, US |
| Region / Metro | Irving |
| Year of Construction | 1986 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3922 Evergreen St Irving Multifamily Investment
Neighborhood occupancy is stable and renter demand is deep, according to WDSuite’s CRE market data, supported by a high share of renter-occupied units and strong local service density. This positioning can help sustain leasing performance through cycles.
This Inner Suburb location in Irving shows above-national neighborhood occupancy, measured for the neighborhood and not the property, with a high renter-occupied share that signals a deep tenant base and supports leasing stability. The local renter concentration is roughly three-quarters of housing units, indicating depth for value-oriented and workforce segments.
Daily-needs access stands out: restaurants and grocery options rank competitive among Dallas-Plano-Irving neighborhoods, while parks, cafes, pharmacies, and childcare are more limited within the immediate area. For operators, that mix can aid retention through convenience while making on-site amenities and programming a potential differentiator.
The average neighborhood construction year trends early-1980s. With a 1986 vintage, the asset is slightly newer than the local norm, suggesting relative competitiveness against older stock while still benefiting from targeted system upgrades or common-area refreshes to support rent positioning and reduce near-term capex variability.
Within a 3-mile radius, population and households have grown and are projected to expand further, pointing to a larger tenant base and continued absorption potential. Incomes and rent levels in the radius have trended higher as well, based on multifamily property research from WDSuite, which can support pricing power when paired with careful affordability and lease management. A high-cost ownership backdrop relative to local incomes tends to sustain rental reliance, reinforcing demand depth for multifamily units.
Safety benchmarks sit below the metro median and below the national median for comparable neighborhoods (473 out of 1,108 Dallas-Plano-Irving neighborhoods; lower ranks indicate more crime), so security and lighting programs remain relevant to operations. National percentile readings also place the area on the less-safe side compared with U.S. neighborhoods.
Directionally, trends are improving: estimated property offenses declined notably over the last year, and violent offenses eased modestly, according to WDSuite’s CRE market data. Investors typically account for these conditions through prudent underwriting, resident engagement, and insurance and security planning.
Nearby corporate offices provide a sizable employment base and commute convenience that can support renter demand and retention, including Express Scripts, American Airlines Group, Kimberly-Clark, Celanese, and Exxon Mobil.
- Express Scripts — corporate offices (2.2 miles)
- American Airlines Group — corporate offices (2.8 miles) — HQ
- Kimberly-Clark — corporate offices (4.3 miles) — HQ
- Celanese — corporate offices (4.6 miles) — HQ
- Exxon Mobil — corporate offices (5.4 miles) — HQ
3922 Evergreen St is a 30-unit, 1986-vintage asset in an Irving neighborhood with solid renter demand and above-national neighborhood occupancy. The area’s high share of renter-occupied housing units and strong daily-needs access (notably restaurants and groceries) underpin a durable tenant base and support occupancy stability. Being slightly newer than the neighborhood average enhances competitive positioning, with targeted value-add offering upside against older stock.
Within a 3-mile radius, population and households are expanding, indicating a larger tenant base and continued absorption potential. Median rents and incomes have moved higher, which can support pricing when managed alongside retention and affordability; according to commercial real estate analysis from WDSuite, local ownership costs relative to incomes tend to reinforce renter reliance, supporting leasing durability through cycles.
- Stable neighborhood occupancy and deep renter base support leasing performance
- 1986 vintage offers value-add potential to out-compete older nearby stock
- Strong access to restaurants and groceries enhances livability and retention
- Expanding 3-mile population and households point to ongoing demand and absorption
- Risks: below-median safety benchmarks and limited nearby parks/cafes may require security and amenity strategies