| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 75th | Best |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9827 Valley Ranch Pkwy W, Irving, TX, 75063, US |
| Region / Metro | Irving |
| Year of Construction | 1985 |
| Units | 74 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9827 Valley Ranch Pkwy W, Irving — 74-Unit Multifamily Opportunity
Neighborhood fundamentals point to steady renter demand and occupancy stability in Irving according to WDSuite s CRE market data, the surrounding area maintains high renter concentration and competitive occupancy relative to metro norms.
Positioned in Irving s Valley Ranch area, the property benefits from an A- neighborhood rating and is competitive among Dallas-Plano-Irving neighborhoods (1,108 total), supported by a deep renter base and stable occupancy at the neighborhood level. Median contract rents have risen over the past five years, and current occupancy for the neighborhood sits solidly above many national peers, reinforcing leasing durability for well-managed multifamily assets.
Livability supports retention: grocery, pharmacy, and café density test above national averages, while parks and childcare options are thinner locally, which owners should consider when tailoring amenities. Average school ratings are above the metro median among 1,108 neighborhoods, a positive for family-oriented demand, though quality varies by campus.
Within a 3-mile radius, population and households have expanded in recent years, and forecasts point to additional growth by 2028. Rising household counts and a larger working-age cohort suggest a growing tenant base that can support occupancy stability and absorption. Median household incomes in the neighborhood sit in higher national percentiles, which can underpin rent collections and retention even as pricing trends normalize.
The property s 1985 vintage is slightly older than the neighborhood average year built, highlighting potential value-add through selective modernization and systems updates. Elevated home values locally indicate a high-cost ownership market, which tends to sustain reliance on rental housing and supports pricing power for competitive units. Based on CRE market data from WDSuite, renter-occupied housing share in the neighborhood is high, signaling depth in the tenant pool for multifamily operators.
Safety indicators are mixed relative to the region. The neighborhood ranks in the lower half for crime compared with the Dallas-Plano-Irving metro (653 out of 1,108), placing it below many peers on safety and around the lower national percentiles. Conditions can vary by corridor, so investors typically underwrite to enhanced lighting, access controls, and community engagement to support resident experience.
Recent trends show property-related incidents declining year over year, while violent offense measures increased over the same period. This divergence suggests continued focus on operational security and partnership with local resources. Framing against national patterns, the area does not sit in top safety percentiles today, but downward movement in property offenses is a constructive sign to monitor in ongoing asset management.
Proximity to major corporate offices anchors a diverse employment base that supports renter demand and commute convenience for residents, including headquarters and regional operations for retail, engineering, technology, and energy firms listed below.
- Michaels Cos. retail HQ (2.6 miles) HQ
- Fluor engineering & construction (2.6 miles) HQ
- IBM Dallas Metroplex technology offices (2.7 miles)
- Vistra Energy energy HQ (3.0 miles) HQ
- Exxon Mobil energy corporate offices (3.6 miles) HQ
This 74-unit, 1985-vintage asset in Irving is positioned for durable operations supported by a high share of renter-occupied housing and competitive neighborhood occupancy, according to CRE market data from WDSuite. Within a 3-mile radius, population and household growth coupled with strong income profiles point to a widening tenant base that can sustain absorption and retention. Elevated ownership costs in the neighborhood further reinforce reliance on multifamily, providing room for operators to focus on quality and service differentiation rather than concessions.
The vintage presents an avenue for targeted value-add: exterior refresh, common-area upgrades, and in-unit modernization can sharpen competitive positioning versus newer stock while addressing long-term systems planning. Key regional employers nearby deepen weekday traffic and support leasing velocity. Risks include mixed safety readings versus metro peers and thinner nearby parks/childcare amenities, which call for thoughtful on-site programming and security management.
- Competitive neighborhood occupancy and high renter concentration support cash flow durability.
- 3-mile population and household growth expand the tenant base, aiding lease-up and retention.
- 1985 vintage offers value-add potential via selective renovations and systems updates.
- Nearby corporate employers bolster weekday demand; monitor safety metrics and limited parks/childcare as underwriting risks.