| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 25th | Poor |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 914 S Irving Heights Dr, Irving, TX, 75060, US |
| Region / Metro | Irving |
| Year of Construction | 1985 |
| Units | 40 |
| Transaction Date | 2015-02-24 |
| Transaction Price | $1,687,500 |
| Buyer | 914 OH INVESTMENTS LLC |
| Seller | TX OAKLAND HEIGHTS 40 LLC |
914 S Irving Heights Dr Irving Multifamily Investment
Renter concentration and proximity to major employers support steady tenant demand in this Inner Suburb location, according to WDSuite’s CRE market data.
Situated in Irving within the Dallas-Plano-Irving metro, the neighborhood shows renter concentration that is high for the region, with 52.2% of housing units renter-occupied. For investors, a larger renter base typically supports leasing velocity and renewal depth across cycles, while the neighborhood occupancy figure reflects area conditions and not this specific property.
Lifestyle amenities are mixed: grocery access is above national norms (76th percentile), while restaurants are moderate (61st percentile) and cafes and pharmacies are limited locally. Park access indexes strong (89th percentile), a livability positive that can aid retention, but average school ratings in the area trend low versus national benchmarks, which may temper family-oriented demand.
Home values in the neighborhood sit below national medians, a signal of a more accessible ownership market. That can introduce competition with for-sale options, but it also supports workforce housing positioning and lease retention when paired with reasonable rent-to-income metrics. Median contract rents in the neighborhood are mid-to-higher relative to national peers, and the rent-to-income ratio indicates manageable affordability pressure, which can reduce turnover risk and support pricing discipline.
Within a 3-mile radius, recent trends show a slight population dip alongside a small increase in households, implying smaller household sizes and a renter pool that is evolving toward more, smaller households. Forward-looking projections indicate growth in households and incomes by 2028, which would expand the local tenant base and support occupancy stability. Based on CRE market data from WDSuite, this positioning offers investors a pragmatic balance of demand drivers and cost-conscious renters.
Vintage context: the neighborhood’s average construction year trends older (1973). The subject asset was built in 1985, making it newer than much of the local stock. Investors can lean on relative competitiveness versus older comparables, while still planning for systems modernization or selective value-add to unlock rent premiums.
Safety indicators benchmark near the national middle, with the neighborhood placing below the national median for safety but showing year-over-year improvement. According to WDSuite’s data, estimated violent and property offense rates have declined over the last year, indicating a stabilizing trend rather than acute deterioration.
Within the Dallas-Plano-Irving metro (1,108 neighborhoods), the area sits around the metro middle on crime-related rankings. For investors, the key takeaway is trend direction: incremental declines in estimated offense rates can support leasing confidence and reduce reputational drag, though prudent security measures and resident engagement remain part of risk management.
The location draws from a diversified corporate base that underpins renter demand and short commute times, including Xerox, Southwest Airlines, Celanese, Kimberly-Clark, and Exxon Mobil.
- Xerox — corporate offices (4.2 miles)
- Southwest Airlines — corporate offices (4.5 miles) — HQ
- Celanese — corporate offices (4.7 miles) — HQ
- Kimberly-Clark — corporate offices (4.7 miles) — HQ
- Exxon Mobil — corporate offices (6.1 miles) — HQ
Built in 1985 with 40 units, this Irving multifamily property is positioned for steady performance supported by a high neighborhood renter share and proximity to major employment centers. Neighborhood occupancy, rent levels, and household growth within a 3-mile radius point to durable tenant demand and manageable affordability pressure. According to commercial real estate analysis from WDSuite, the asset’s vintage is newer than the neighborhood average, providing relative competitiveness versus older stock while leaving room for targeted modernization to drive rent premiums.
Risks to underwrite include middling safety metrics and below-average school ratings that may limit family-oriented demand, alongside an ownership market that is more accessible than many national peers, which can moderate pricing power. Netting these factors, the long-term thesis emphasizes workforce renter depth, employer proximity, and selective value-add potential rather than outsized near-term rent growth.
- High renter-occupied share supports leasing velocity and renewal depth
- Employment proximity to Southwest, Celanese, Kimberly-Clark, and Exxon Mobil bolsters tenant demand
- 1985 vintage is newer than neighborhood average, enabling competitive positioning with value-add upside
- Household growth within 3 miles and manageable rent-to-income ratios support occupancy stability
- Risks: below-national-median safety, low school ratings, and competition from a more accessible ownership market