| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Poor |
| Demographics | 54th | Fair |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2 Delle Ln, Lancaster, TX, 75146, US |
| Region / Metro | Lancaster |
| Year of Construction | 2009 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2 Delle Ln Lancaster Multifamily — 2009 Vintage Positioning
Neighborhood occupancy trends sit above the Dallas-Plano-Irving metro median, and the property’s 2009 construction positions it competitively versus older nearby stock, according to WDSuite’s CRE market data.
Situated in Lancaster within the Dallas-Plano-Irving region, the neighborhood posts above metro median occupancy (ranked 455 among 1,108 metro neighborhoods), supporting income stability for multifamily while indicating consistent renter demand at the neighborhood level. The area’s average construction year is 1982, so a 2009-vintage asset can stand out on finishes and systems relative to older buildings, which may benefit leasing and retention.
Everyday amenities are serviceable rather than destination-driven. Cafe density rates in the upper-third nationally, while grocery and pharmacy access track around the national middle to modestly above it. Parks access sits comfortably above the national median. However, sit-down restaurant options are limited within the neighborhood itself, so residents may rely on nearby corridors for dining variety.
Within a 3-mile radius, the population has been expanding and household counts are rising, pointing to a larger tenant base over time. Renter-occupied share is about one-third today and is expected to trend higher over the next five years, which can deepen the leasing pool and support occupancy stability. Median household incomes in the neighborhood rate above the national median, providing some cushion against rent growth, though operators should still calibrate pricing to local affordability.
Home values are elevated for the area but not extreme in a national context, which can sustain rental demand even as some households consider ownership. This balance suggests steady absorption for well-maintained product and a need for thoughtful lease management to preserve pricing power and renewal rates.
Safety indicators are mixed and should be underwritten conservatively. The neighborhood’s crime rank sits in the less favorable half of the metro (871 out of 1,108), and national safety percentiles are below the median, indicating comparatively higher reported incidents than many U.S. neighborhoods. Recent year-over-year shifts show increases in both property and violent offense estimates, so investors may want to plan for security-forward operations and community engagement to support resident confidence.
At the metro scale, nearby submarkets can vary widely, so benchmarking against peer assets and recent comps is prudent. Enhanced lighting, access control, and resident services can help mitigate risk and support leasing, particularly for newer assets competing against older stock.
Proximity to major Dallas employment nodes underpins renter demand, with a concentration of corporate headquarters and offices that support steady commuting patterns. Notable employers in range include AT&T, Jacobs Engineering Group, Builders FirstSource, Tenet Healthcare, and HollyFrontier.
- AT&T — telecommunications (14.6 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (15.0 miles) — HQ
- Builders Firstsource — building materials (15.0 miles) — HQ
- Tenet Healthcare — healthcare services (15.0 miles) — HQ
- Hollyfrontier — energy & refining (15.7 miles) — HQ
The investment case centers on durable demand drivers and competitive positioning. Neighborhood occupancy ranks above the metro median, and within a 3-mile radius both population and household counts are expanding, signaling a growing tenant base. With an average neighborhood vintage of 1982, a 2009-built, 84-unit asset is comparatively newer, which can aid leasing velocity and retention versus older alternatives. According to commercial real estate analysis from WDSuite, incomes in the area trend above national norms and median contract rents are rising locally, supporting steady rent growth potential when paired with disciplined affordability management.
Counterpoints include safety metrics that trail national medians and a for-sale market that remains accessible enough to create some competition for renters. These factors argue for operational focus: security measures, resident experience, and value-oriented amenity upgrades that reinforce renewal decisions while preserving expense discipline.
- Above-metro neighborhood occupancy supports income stability and leasing consistency
- 2009 vintage competes well versus predominantly 1980s-era neighborhood stock
- 3-mile population and household growth deepen the renter pool and support absorption
- Rising local rents and solid incomes enable measured pricing power with careful affordability oversight
- Risks: below-median safety indicators and ownership alternatives may temper rent growth without strong operations