| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 39th | Fair |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1100 River Bend Dr, Lancaster, TX, 75146, US |
| Region / Metro | Lancaster |
| Year of Construction | 1983 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1100 River Bend Dr Lancaster, TX Multifamily Investment
Neighborhood occupancy has been stable with a renter-occupied housing share that ranks in the top quartile locally, according to WDSuite’s CRE market data. This supports steady tenant demand while investors monitor rent-to-income pressures and local safety trends.
Situated in an inner-suburban pocket of the Dallas–Plano–Irving metro, the neighborhood carries a B rating and ranks 430 out of 1,108 metro neighborhoods, indicating balanced fundamentals. Occupancy has ticked up over the past five years, and the renter-occupied share sits in the top quartile locally—signals of a deeper tenant base and steadier lease-up for smaller multifamily assets.
Within a 3-mile radius, WDSuite data shows modest population growth alongside a larger increase in households, pointing to smaller household sizes and a gradually expanding renter pool. Rising incomes in this radius reinforce demand depth and support rent collections, even as operators should calibrate renewals to local affordability.
Access to daily needs is a relative strength: restaurants, groceries, and cafes score in higher national percentiles, and park access is competitive. A tactical consideration is limited nearby pharmacy presence, and average school ratings are below national norms—factors that can influence marketing strategy and resident retention planning.
Ownership costs in the neighborhood are comparatively accessible versus many U.S. areas, which can introduce competition from entry-level ownership options. At the same time, rents have moved higher over five years; prudent rent management and targeted upgrades can support retention and mitigate affordability pressure.
Safety indicators are below national averages, with the neighborhood positioned in the less favorable half of the Dallas–Plano–Irving metro for crime (749 out of 1,108 neighborhoods). Nationally, the area falls into lower safety percentiles, suggesting elevated risk relative to many U.S. neighborhoods.
Year-over-year trends are mixed: property-related offenses have eased, while estimates for violent offenses increased. Investors typically account for this with security measures, lighting, and resident engagement, and may benchmark operating assumptions against nearby submarkets to calibrate risk and ongoing costs.
Regional employment anchors within commuting range support renter demand, led by telecommunications, engineering, building materials, healthcare, and energy employers listed below.
- AT&T — telecommunications (12.2 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (12.6 miles) — HQ
- Builders Firstsource — building materials (12.6 miles) — HQ
- Tenet Healthcare — healthcare services (12.6 miles) — HQ
- Hollyfrontier — energy (13.3 miles) — HQ
This Lancaster property is positioned to benefit from stable neighborhood occupancy and a renter concentration that ranks in the top tier of the metro, supporting demand resilience and lease-up consistency. Within a 3-mile radius, WDSuite data indicates a growing household base and rising incomes, expanding the tenant pool and reinforcing collections, while daily-needs amenities are comparatively strong.
Entry-level ownership remains comparatively accessible locally, which can create competition for some renter cohorts, and rent-to-income pressure suggests careful renewal strategy. Even so, according to CRE market data from WDSuite, neighborhood occupancy is solid and trending upward, indicating income stability is attainable with disciplined operations and targeted capital deployment.
- Stable occupancy and top-quartile renter-occupied share among 1,108 metro neighborhoods underpin demand depth.
- 3-mile household growth and rising incomes broaden the tenant base and support absorption.
- Competitive access to restaurants, groceries, cafes, and parks aligns with renter preferences.
- Risks: below-average safety metrics, ownership competition, and rent-to-income pressure require prudent leasing and security management.