| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Poor |
| Demographics | 21st | Poor |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4050 N Belt Line Rd, Irving, TX, 75038, US |
| Region / Metro | Irving |
| Year of Construction | 1983 |
| Units | 74 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4050 N Belt Line Rd, Irving TX Multifamily Investment
Neighborhood-level occupancy has remained above national medians, pointing to steady renter demand and leasing durability for this 74-unit asset, according to WDSuite’s CRE market data.
Located in Irving’s Urban Core, the property sits in a renter-centric neighborhood where a very high share of housing units are renter-occupied. For multifamily owners, this depth of renter concentration supports a broad tenant base and can help sustain occupancy through cycles at the neighborhood level.
Daily needs are well served: grocery and pharmacy access rank among the strongest locally and are in the top tier nationally, while restaurants are also dense relative to most U.S. neighborhoods. By contrast, cafes, parks, and childcare options are limited in the immediate area, which may modestly narrow lifestyle appeal for some renters but generally aligns with workforce housing demand profiles.
At the neighborhood level, occupancy is above the national median and has improved over the past five years, a constructive sign for income stability. Median rents have risen meaningfully over the last cycle, and median home values remain comparatively accessible within the Dallas–Plano–Irving metro, which can reduce direct competition from ownership and support lease retention for well-managed communities.
Demographic statistics aggregated within a 3-mile radius show population and household growth over the past five years, with further increases projected. This expanding household base and a stable mix of working-age residents point to a larger tenant pool and support for occupancy in professionally managed multifamily assets.
Safety indicators are mixed when viewed across geographies. Compared with the 1,108 neighborhoods in the Dallas–Plano–Irving metro, the local crime rank suggests conditions are less favorable than the metro median. Nationally, overall crime indicators sit around the middle of the pack, with violent offense levels below the national median for safety and property offense levels closer to national midranges.
Trend data is constructive: both violent and property offense rates have posted notable year-over-year declines, indicating recent improvement. Investors should underwrite with current local comps and management practices in mind, as safety performance can vary by block and over time.
The property is proximate to a critical mass of corporate headquarters and offices, supporting a deep employment base and convenient commutes for renters. Nearby anchors include Kimberly-Clark, Celanese, Vistra Energy, Exxon Mobil, and Michaels Cos.
- Kimberly-Clark — consumer products HQ (2.5 miles) — HQ
- Celanese — chemicals HQ (2.8 miles) — HQ
- Vistra Energy — energy HQ (2.9 miles) — HQ
- Exxon Mobil — energy HQ (3.1 miles) — HQ
- Michaels Cos. — retail HQ (3.6 miles) — HQ
Built in 1983, the asset is newer than the neighborhood’s average vintage, which can enhance competitive positioning versus older stock while still warranting selective system upgrades or value-add renovations to drive rent and retention. At the neighborhood level, occupancy trends are above national medians and have improved over five years, supported by a very high share of renter-occupied housing units and proximity to multiple headquarters that deepen the local renter pool. According to CRE market data from WDSuite, neighborhood amenities skew toward everyday convenience (groceries, pharmacies, restaurants), which supports leasing stability for workforce-oriented properties.
Within a 3-mile radius, population and household counts have grown and are projected to continue rising, pointing to renter pool expansion. Median home values in the area remain comparatively accessible for the metro, which tends to sustain multifamily reliance while keeping pricing power tied to execution quality and asset positioning.
- Neighborhood occupancy above national medians supports income stability
- 1983 vintage offers relative competitiveness with targeted upgrade potential
- Deep renter concentration and nearby corporate HQs underpin demand
- 3-mile population and household growth expands the tenant base
- Risks: mixed safety indicators and limited parks/cafes warrant underwriting conservatism