| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 25th | Poor |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 731 S Irving Heights Dr, Irving, TX, 75060, US |
| Region / Metro | Irving |
| Year of Construction | 1983 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
731 S Irving Heights Dr Irving Multifamily Opportunity
Positioned in an inner-suburban pocket with a renter-occupied majority nearby, the asset benefits from steady tenant demand and commuter access, according to WDSuite’s CRE market data.
This inner-suburb of Irving offers everyday convenience more than destination retail. Neighborhood amenity access skews practical, with grocery options comparatively strong (above many areas nationally) and park access competitive, while cafes and pharmacies are sparse. For family renters, average school ratings in the area trail national benchmarks, which may influence unit mix positioning and marketing.
From an income and affordability standpoint, neighborhood rent-to-income sits at levels that generally support retention and lease management, and home values reflect a more accessible ownership market relative to many U.S. metros. That mix can create some competition with entry-level ownership, but it also supports pricing consistency for well-managed workforce units.
Renter-occupied housing is a modest majority in the immediate neighborhood (about 52%), indicating a deep tenant base for multifamily. Neighborhood occupancy is near 90%, which points to workable leasing conditions without the overheating seen in tighter submarkets, based on commercial real estate analysis from WDSuite.
Demographics aggregated within a 3-mile radius show households have inched higher in recent years and are projected to expand further through the next five years, with average household size trending lower. That combination typically enlarges the renter pool and supports occupancy stability for well-located, professionally managed assets.
Safety metrics indicate mixed positioning: the neighborhood ranks 488 out of 1,108 within the Dallas–Plano–Irving metro, placing it above the metro median. Nationally, it sits below the median for safety, yet both violent and property incident rates have improved year over year, which is a constructive trend for long-term operations. Use neighborhood-level context rather than block-level assumptions when underwriting.
- Southwest Airlines — airlines (4.5 miles) — HQ
- Kimberly-Clark — consumer goods (4.6 miles) — HQ
- Celanese — chemicals (4.6 miles) — HQ
- Exxon Mobil — energy (5.9 miles) — HQ
- Fluor — engineering & construction (6.8 miles) — HQ
Proximity to several major corporate headquarters supports workforce housing demand and commute convenience for residents, with concentrations in airlines, consumer goods, chemicals, energy, and engineering.
Built in 1983, the property is newer than much of the local housing stock, suggesting relative competitiveness versus older assets while still offering potential for targeted system updates and common-area refreshes. Renter concentration in the neighborhood is a modest majority, which supports a stable multifamily demand base. Household counts within a 3-mile radius are projected to rise alongside declining household sizes, pointing to a larger tenant pool over the medium term. Neighborhood occupancy is near 90% and rents track at levels that generally balance affordability with revenue management, according to CRE market data from WDSuite.
Key considerations include below-national safety standing despite recent improvements, school ratings that lag national norms, and a more accessible ownership market that can compete with rentals if operations or finishes fall behind. Proximity to clustered corporate headquarters helps underpin leasing and retention for workforce-oriented product.
- 1983 vintage offers competitive positioning versus older neighborhood stock and targeted value-add potential
- Renter-occupied majority nearby supports depth of tenant base and occupancy stability
- 3-mile household growth and smaller household sizes expand the renter pool over time
- Corporate HQ cluster within 7 miles supports leasing and retention for workforce renters
- Risks: below-national safety standing, weaker school ratings, and competition from accessible ownership if finishes lag