| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Best |
| Demographics | 84th | Best |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6648 Plaza Via, Irving, TX, 75039, US |
| Region / Metro | Irving |
| Year of Construction | 2004 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6648 Plaza Via Irving Multifamily Investment
Renter demand is supported by a strong local employment base and a high renter concentration in the surrounding area, according to WDSuite’s CRE market data. This location offers income depth and proximity advantages that can aid leasing and retention, while leaving room to optimize operations.
The property sits in an Inner Suburb setting within the Dallas-Plano-Irving metro and benefits from a high-performing neighborhood profile (A+ rating). With a neighborhood rank of 17 out of 1,108 metro neighborhoods, the area stands in the top tier locally, reflecting strong overall livability and investor-friendly fundamentals.
Amenities are a relative strength: amenity access ranks 41 out of 1,108 in the metro, placing the area solidly above the metro median. Cafes, restaurants, parks, groceries, and pharmacies all index above national norms (many in the 77th–91st percentiles), which supports day-to-day convenience and helps with tenant retention.
Schools in the area average 4.0 out of 5 and score in the top quartile nationally, which can bolster longer-term renter stickiness for family households. Median household incomes are also high compared with national benchmarks, and home values are elevated for the region, creating a high-cost ownership market that tends to sustain multifamily demand and pricing power.
On the rental side, the neighborhood shows a substantial renter-occupied share of housing units (55.1%), indicating a deep tenant base. At the same time, neighborhood occupancy is below the metro median, suggesting operators should prioritize leasing discipline and renewals to stabilize performance relative to peers. Within a 3-mile radius, demographics point to a larger tenant base: population and households have grown over the past five years and are projected to continue expanding, supporting demand for rental units and aiding occupancy over the medium term.
Safety indicators are mixed and should be evaluated in context. The neighborhood’s crime rank is 584 out of 1,108 metro neighborhoods, indicating it tracks below the metro median. Compared with neighborhoods nationwide, overall safety percentiles are in the lower range, though recent trends show improvement in violent offenses, which have eased year over year.
For investors, this suggests prudent onsite measures and resident engagement remain important for retention, while the improving trend provides some support for stability over time. Always benchmark property-level operations and security against nearby competitive assets rather than relying solely on area-wide figures.
Nearby corporate offices create a broad white-collar employment base that supports leasing velocity and weekday demand. Key employers within a short drive include IBM, Fluor, Exxon Mobil, Vistra Energy, and Celanese.
- IBM — corporate offices (0.83 miles)
- Fluor — engineering & construction HQ (0.92 miles) — HQ
- Exxon Mobil — energy HQ (1.09 miles) — HQ
- Vistra Energy — energy HQ (1.73 miles) — HQ
- Celanese — chemicals HQ (2.00 miles) — HQ
6648 Plaza Via combines proximity to multiple Fortune 500 employers with strong neighborhood attributes and a deep renter pool. The asset’s 2004 vintage is slightly older than the neighborhood average, suggesting targeted value-add and capital planning can enhance competitive positioning against newer stock. Elevated local incomes and a high-cost ownership market underpin renter reliance on multifamily housing, while rent-to-income levels indicate manageable affordability pressure that can support lease retention.
Within a 3-mile radius, population and households have grown and are projected to expand further, pointing to a larger tenant base and supportive demand for rental units. At the neighborhood level, occupancy trails the metro median, so the thesis hinges on disciplined leasing, amenity programming, and operational upgrades; according to CRE market data from WDSuite, nearby amenity access and employer concentration provide tailwinds for absorption and renewals over time.
- Proximity to major employers supports steady leasing and renewal potential
- Strong neighborhood standing and amenity access aid renter retention
- 2004 vintage offers value-add and CapEx-driven competitiveness versus newer stock
- Expanding 3-mile household base points to a growing tenant pool
- Risk: neighborhood occupancy is below metro median—requires focused leasing and renewal management