| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 38th | Fair |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 435 N Belt Line Rd, Irving, TX, 75061, US |
| Region / Metro | Irving |
| Year of Construction | 1972 |
| Units | 56 |
| Transaction Date | 2014-07-01 |
| Transaction Price | $2,369,000 |
| Buyer | --- |
| Seller | --- |
435 N Belt Line Rd Irving Value-Add Multifamily
Positioned in an inner-suburb location with steady neighborhood occupancy and a sizable renter base, this asset offers durable demand with renovation upside, according to WDSuite’s CRE market data.
Irving’s inner-suburb setting around 435 N Belt Line Rd supports everyday convenience and renter appeal. Neighborhood occupancy is in the mid‑90s and has shown minimal fluctuation over the past five years, indicating stable leasing conditions for multifamily operators. The renter-occupied share is just under half of local housing units, signaling a broad tenant pool and depth for workforce housing.
Amenities are mixed but serviceable for residents: parks density ranks in the top decile nationally and grocery access is also strong (both well above most U.S. neighborhoods), while cafe and pharmacy counts are comparatively thin in the immediate area. For investors, the combination suggests solid day‑to‑day livability with room for on-site amenity programming to differentiate versus nearby stock.
Home values in the neighborhood sit above the national median (around the mid‑60s percentile), which typically sustains interest in rentals and can support pricing power relative to lower-cost ownership submarkets. Median asking rents are modestly above national norms for similar neighborhoods, aligning with the area’s positioning as attainable but not budget-tier product.
Within a 3‑mile radius, population and households have grown in recent years and are projected to keep expanding, with forecasts also pointing to smaller average household sizes by 2028. For multifamily owners, that trend expands the renter pool and supports occupancy stability and lease-up velocity, based on CRE market data from WDSuite.
Vintage and value‑add: The property was built in 1972, roughly a decade older than the neighborhood’s average vintage. That age profile often warrants targeted capital planning for systems and interiors, and creates potential to capture rent lifts through renovations relative to 1980s-era comparables.
Neighborhood safety trends are mixed. Compared with U.S. neighborhoods overall, this area sits slightly below the national midpoint for safety. Within the Dallas–Plano–Irving metro (1,108 neighborhoods), it is closer to the middle of the pack rather than the top tier. For underwriting, this generally argues for practical security measures and attentive property management rather than premium-risk assumptions.
Importantly, recent trends point in a constructive direction: both property and violent incident rates have declined year over year, placing the area in stronger improvement percentiles nationally. Investors can view this as incremental support for leasing stability, while still budgeting for routine safety enhancements and resident engagement.
Nearby corporate offices anchor a large employment base and reinforce renter demand through short commute options, particularly for workforce and corporate-services tenants. Key employers include Express Scripts, American Airlines Group, Kimberly‑Clark, Celanese, and Exxon Mobil.
- Express Scripts — pharmacy benefits (2.7 miles)
- American Airlines Group — airline HQ & corporate services (3.3 miles) — HQ
- Kimberly-Clark — consumer products (4.4 miles) — HQ
- Celanese — specialty materials (4.7 miles) — HQ
- Exxon Mobil — energy (5.6 miles) — HQ
This 56‑unit 1972 asset offers a straightforward value‑add play in an inner‑suburb Irving location with steady neighborhood occupancy, a broad renter base, and proximity to major corporate employers. Parks and grocery access outpace national norms, while limited small-format services nearby create an opening for on‑site amenity programming to aid retention. According to CRE market data from WDSuite, neighborhood rents and home values track modestly above national medians, which supports durable rental demand and measured pricing power.
The vintage suggests attention to capital items and interior modernization, but year‑over‑year crime rate improvements and a growing 3‑mile household base support long‑term fundamentals. Underwriting should account for ongoing security best practices and the need to compete with 1980s product through targeted upgrades rather than heavy repositioning.
- Stable neighborhood occupancy with a sizable renter-occupied share supports demand and lease retention
- 1972 construction provides clear renovation and capital planning pathways to drive NOI growth
- Strong park and grocery access; on-site amenities can offset thinner cafe/pharmacy options nearby
- Proximity to major employers (AA, Kimberly‑Clark, Celanese, Exxon Mobil) underpins workforce tenant base
- Risks: older systems, mid-pack safety profile; mitigate with targeted upgrades and attentive management