| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Best |
| Demographics | 84th | Best |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6410 Escena Blvd, Irving, TX, 75039, US |
| Region / Metro | Irving |
| Year of Construction | 2012 |
| Units | 110 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6410 Escena Blvd Irving Multifamily Near Las Colinas Employers
Newer 2012 vintage positioned in an Inner Suburb pocket with strong renter demand drivers and proximity to major corporate campuses, according to WDSuite’s CRE market data. Neighborhood occupancy trends warrant asset-specific underwriting, but location and demographics support durable leasing.
The property sits in an A+ rated Inner Suburb neighborhood ranked 17 out of 1,108 Dallas–Plano–Irving neighborhoods, signaling a top-tier local position. Amenity access is competitive, with restaurants, cafes, parks, and pharmacies placing the area in the top quartile nationally, supporting day-to-day convenience that helps leasing and retention.
Schools in the surrounding area average 4.0 out of 5 and score in the top quartile nationally, while neighborhood demographics benchmark above many peers (also top quartile nationally). These factors can bolster demand from households seeking quality-of-life features near employment, based on CRE market data from WDSuite.
Vintage matters for competitive positioning: the submarket’s average construction year is 2008, and this asset’s 2012 delivery is newer than the local mean. That generally supports renter appeal versus older stock, though investors should plan for ongoing systems updates as the property enters its second decade.
Tenure and demand depth are constructive. At the neighborhood level, an estimated 55% of housing units are renter-occupied, indicating a meaningful renter concentration. Within a 3-mile radius, renters account for an even larger share of housing units, expanding the tenant base and supporting absorption potential. Household and population metrics within 3 miles point to population growth and a projected increase in households, which can widen the renter pool and support occupancy stability.
Affordability dynamics are mixed but investable. Elevated home values in the neighborhood, alongside above-average household incomes and a rent-to-income ratio around 0.18, suggest a high-cost ownership market where many households rely on multifamily housing. This can aid lease retention and measured pricing power, while still requiring careful rent-to-income monitoring to manage retention risk.
One watchpoint: neighborhood occupancy is ranked 1,012 out of 1,108 metro neighborhoods (below the metro median and not indicative of property performance). Investors should underwrite unit finishes, amenity set, and leasing strategy against this backdrop, while noting that strong amenities and major employer proximity can offset localized softness.
Safety indicators are mixed compared with neighborhoods nationwide. Overall crime benchmarks below national averages (national percentile in the 30s), and property crime sits in a lower national percentile as well, indicating more incidents than many areas. However, violent offense rates have trended down year over year, placing the area above national median trends on that specific measure. These are neighborhood-level signals and not block-specific conditions.
Within the Dallas–Plano–Irving metro context, investors often focus on visibility, lighting, access control, and parking management to support resident comfort and retention. Monitoring recent trend lines alongside on-site measures can help mitigate risk and sustain leasing performance.
The location serves a deep base of nearby corporate offices that support workforce housing demand and short commutes, including Exxon Mobil, Fluor, IBM Dallas Metroplex, Vistra Energy, and Celanese.
- Exxon Mobil — energy HQ & corporate offices (0.6 miles) — HQ
- Fluor — engineering & construction HQ (0.7 miles) — HQ
- IBM Dallas Metroplex — enterprise technology offices (1.2 miles)
- Vistra Energy — power & utilities HQ (1.3 miles) — HQ
- Celanese — specialty materials HQ (1.7 miles) — HQ
6410 Escena Blvd offers a 2012-vintage, 110-unit multifamily asset in an A+ Inner Suburb location near major employers. Relative to the neighborhood’s 2008 average vintage, this positioning can enhance leasing competitiveness versus older stock, though investors should budget for targeted modernization as systems age. Neighborhood occupancy runs below the metro median, but the 3-mile area shows population growth and a projected increase in households, which supports a larger tenant base and occupancy stability over time.
Home values and incomes trend high, with rent-to-income around 0.18, indicating an ownership market that sustains renter reliance on multifamily housing. According to CRE market data from WDSuite, the neighborhood ranks strongly for amenities and schools nationally, and proximity to multiple corporate headquarters underpins steady renter demand. Risk management should consider neighborhood-level safety readings and recent property crime trends, alongside asset-specific operations and security practices.
- 2012 vintage versus a 2008 neighborhood average supports competitive positioning; plan for selective system updates
- A+ Inner Suburb rank (17 of 1,108) with top-quartile amenities and schools aids leasing and retention
- Deep employer base within 2 miles (multiple HQs) supports demand and reduces commute friction
- High-cost ownership context and rent-to-income near 0.18 can support pricing power with disciplined lease management
- Risks: neighborhood occupancy below metro median and mixed safety signals require conservative underwriting and on-site mitigation