| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Poor |
| Demographics | 17th | Poor |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 820 N Britain Rd, Irving, TX, 75061, US |
| Region / Metro | Irving |
| Year of Construction | 1983 |
| Units | 60 |
| Transaction Date | 2024-12-09 |
| Transaction Price | $8,043,800 |
| Buyer | WEST FORK VILLAGE LLC |
| Seller | BRE KNIGHT SH TX OWNER LLC |
820 N Britain Rd, Irving Multifamily Investment
Neighborhood-level data points to a deep renter-occupied base supporting tenant demand, according to WDSuite’s CRE market data, with occupancy trends near national norms. Vintage and location suggest durable workforce appeal with operational upside.
Located in Irving’s inner suburb of the Dallas-Plano-Irving metro, the neighborhood shows balanced fundamentals for workforce housing. Renter-occupied housing comprises a majority share of units, indicating depth in the tenant base and potential demand stability for multifamily operators. Neighborhood occupancy trends sit around the national midpoint, suggesting steady leasing conditions rather than outsized volatility.
Amenity access is mixed: park availability ranks competitively among 1,108 Dallas-Plano-Irving neighborhoods and sits in the top quartile nationally, while restaurants and groceries are above national averages. By contrast, cafes, childcare, and pharmacies are comparatively sparse, which may modestly limit lifestyle convenience and should be weighed in positioning.
Rent levels in the neighborhood track above national norms and have posted solid multi-year growth, reinforcing the case for sustained renter demand. Median home values are below many coastal markets and the value-to-income ratio is higher than the national median, implying a high-cost ownership market relative to local incomes that can sustain reliance on multifamily. At the same time, rent-to-income levels remain relatively manageable, which supports lease retention and reduces near-term affordability pressure.
Vintage, schools, and demographics
This property was built in 1983, newer than the neighborhood’s older average stock. That relative positioning can aid competitiveness against nearby 1970s-era assets, though investors should plan for aging systems and selective modernization to meet current renter expectations. Average school ratings in the neighborhood trail national benchmarks, which may modestly affect family-oriented leasing strategies.
Within a 3-mile radius, recent population has been steady with a measured increase in households and families, and forecasts point to further household growth alongside smaller average household sizes. For investors, this supports a larger tenant base over time and potential renter pool expansion that can underpin occupancy stability.
Safety indicators are mixed and warrant monitoring. Neighborhood crime ranks in the lower half of the metro distribution (relative to 1,108 Dallas-Plano-Irving neighborhoods) and trails national safety benchmarks, but recent trends show improvement with both violent and property incidents moving lower year over year. Investors should underwrite conservative security and operating protocols while recognizing the directional progress.
Proximity to major corporate offices supports commuter convenience and broad white‑collar and industrial demand drivers. Nearby employers include Kimberly‑Clark, Celanese, Xerox, Exxon Mobil, and Southwest Airlines, which can enhance leasing depth and retention for workforce and professional renters.
- Kimberly-Clark — consumer products HQ (3.4 miles) — HQ
- Celanese — chemicals HQ (3.5 miles) — HQ
- Xerox — corporate offices (4.6 miles)
- Exxon Mobil — energy HQ (4.8 miles) — HQ
- Southwest Airlines — airline HQ (4.8 miles) — HQ
820 N Britain Rd offers a pragmatic value-add and operational efficiency thesis in an inner-suburban Irving location. The neighborhood shows a majority renter-occupied housing base and occupancy around national norms, while rent levels sit above national averages with multi-year growth. According to CRE market data from WDSuite, these dynamics, paired with a relatively manageable rent-to-income profile, support stable tenant retention and measured pricing power.
Built in 1983, the asset is newer than much of the surrounding 1970s stock, giving it a competitive edge with targeted upgrades. Household growth within a 3-mile radius and a diversified nearby employment base further reinforce demand fundamentals over the medium term. Key risks include below-average school ratings, mixed safety metrics despite recent improvement, and thinner lifestyle amenities in certain categories that may influence positioning and concessions.
- Majority renter-occupied neighborhood supports depth of tenant demand and occupancy stability
- Rent levels above national norms with manageable rent-to-income support retention and measured pricing power
- 1983 vintage offers relative competitiveness versus older stock with value-add and systems modernization upside
- Proximity to major corporate employers broadens leasing pool across workforce and professional segments
- Risks: safety metrics below national benchmarks, lower average school ratings, and selective amenity gaps