| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 45th | Fair |
| Amenities | 28th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4303 Mariposa Dr, Irving, TX, 75038, US |
| Region / Metro | Irving |
| Year of Construction | 1984 |
| Units | 88 |
| Transaction Date | 2014-06-01 |
| Transaction Price | $4,900,000 |
| Buyer | Irving La Costa Apartments Lp |
| Seller | La Costa, L.L.C/Ryan Family Trust |
4303 Mariposa Dr, Irving TX Multifamily Investment
Neighborhood occupancy has held in a stable range and renter demand is supported by strong grocery access and corporate proximity, according to WDSuite’s CRE market data. This location offers balanced rent positioning for Irving with potential to capture steady leasing from a deep regional workforce.
Situated in Irving’s inner suburb fabric of the Dallas–Plano–Irving metro, the neighborhood rates C+ and sits below the metro median on overall score (rank 714 of 1,108 neighborhoods). For investors, that translates to an execution focus on operations and targeted improvements rather than relying on premium neighborhood tailwinds.
Renter-occupied share in the immediate neighborhood is 47.3% (competitive among Dallas–Plano–Irving neighborhoods at rank 281 of 1,108 and the 86th percentile nationally), indicating a solid tenant base for multifamily. Neighborhood occupancy stands at 92.5% — this refers to the neighborhood, not the property — suggesting stable leasing conditions that reward consistent management and resident retention strategies.
Daily-needs access is a relative strength: grocery density is high (94th percentile nationally), while restaurants are above average (71st percentile). Other amenities such as cafes, parks, and pharmacies are less dense locally (ranks toward the lower half of metro peers), which points to a quieter, car-oriented setting. School ratings trend weak on average (15th percentile nationally), a consideration for family-oriented marketing but not necessarily a constraint for workforce-focused leasing.
Home values in the neighborhood are mid-range for the metro with a value-to-income ratio near the higher side locally (66th percentile nationally). In practice, a high-cost ownership market can sustain renter reliance on multifamily housing and support pricing power where unit quality and management are competitive. Median contract rents in the neighborhood track in the upper third nationally (72nd percentile), aligning with an attainable—but not discount—positioning.
Within a 3-mile radius, demographics point to demand depth: population grew roughly in the past five years and households increased by about 12%, with forecasts indicating continued population growth and a larger household base through 2028. This expansion implies a larger tenant pool and supports occupancy stability, especially given the area’s concentration of nearby employers.
Safety indicators are mixed and should be underwritten with care. Relative to neighborhoods nationwide, the area sits below average on safety measures (overall crime around the 29th percentile nationally and below metro average at rank 748 of 1,108). Violent offense rates benchmark low in national comparisons (around the 9th percentile), while property offenses are also weak (about the 15th percentile). Year over year, violent offense trends show improvement (change ranks in the upper half nationally), suggesting some directional progress, but risk remains elevated in the near term.
For investors, the takeaway is to plan for security-conscious operations — lighting, access control, and resident engagement — and to position amenities and marketing toward workforce households drawn by proximity to major employers.
The location sits near a critical mass of corporate headquarters that anchor regional employment and underpin renter demand, with short commutes supporting leasing stability. Notable nearby employers include Kimberly-Clark, Celanese, Vistra Energy, Exxon Mobil, and Fluor.
- Kimberly-Clark — consumer products (1.9 miles) — HQ
- Celanese — chemicals (2.3 miles) — HQ
- Vistra Energy — energy utility (2.6 miles) — HQ
- Exxon Mobil — energy (2.6 miles) — HQ
- Fluor — engineering & construction (3.3 miles) — HQ
This 88-unit opportunity benefits from a proven renter base and proximity to multiple corporate headquarters that support steady leasing. Neighborhood occupancy of 92.5% — measured for the neighborhood, not the property — indicates a stable demand backdrop where operational execution can drive NOI. Grocery access is a clear local advantage, while homeownership costs relative to incomes help sustain renter reliance on multifamily housing.
According to CRE market data from WDSuite, rents in the neighborhood position in the upper third nationally and the renter-occupied share is competitive within the Dallas–Plano–Irving metro, reinforcing depth of demand. Within a 3-mile radius, population and household growth — with additional expansion forecast — point to a larger tenant base over the medium term. Key underwriting considerations include below-average school ratings, thinner lifestyle amenities beyond daily needs, and safety metrics that warrant security-focused property management.
- Stable neighborhood occupancy and strong grocery access support consistent leasing
- Deep renter pool locally and within 3 miles, with growth expanding the tenant base
- Corporate HQ cluster nearby underpins workforce demand and retention
- Rent positioning in the upper third nationally suggests pricing power for well-run assets
- Risks: below-average safety and school ratings; plan for security-forward operations and pragmatic amenities