| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 34th | Poor |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1409 Range Dr, Mesquite, TX, 75149, US |
| Region / Metro | Mesquite |
| Year of Construction | 1990 |
| Units | 45 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1409 Range Dr Mesquite Multifamily with Stable Occupancy
Neighborhood occupancy is high and renter demand is durable, according to WDSuite s CRE market data, supporting income stability for a 45-unit asset in Mesquite.
This Inner Suburb location scores a B+ and is competitive among Dallas-Plano-Irving neighborhoods (ranked 320 out of 1,108), with reliable renter demand and strong day-to-day conveniences. Neighborhood occupancy runs at 97.7% (top quartile nationally), a constructive backdrop for lease-up and retention. The renter-occupied share within the neighborhood is 56.2% (also top quartile nationally), indicating a deep tenant base for multifamily operators.
Amenity access is a clear strength. Cafes and groceries are among the densest in the metro (cafe density ranked 3rd and grocery density 14th of 1,108 neighborhoods) and both sit in the top national percentiles. Pharmacies and parks also score in the top quartile nationally, which supports livability and reduces friction for residents daily needs.
Within a 3-mile radius, population and household counts have risen in recent years and are projected to continue growing, expanding the renter pool. Forecast data also indicate smaller average household sizes over time, which can translate into steady demand for professionally managed apartments and support occupancy stability. Based on CRE market data from WDSuite, neighborhood-level median contract rents sit around the national mid-range, while the high neighborhood occupancy suggests pricing power may be more tied to unit quality and management execution than to supply overhang.
Home values in the neighborhood are more accessible than many U.S. areas (below the national median), which can introduce some competition from ownership options. For operators, this tends to place a premium on value, convenience, and service to sustain lease retention rather than relying solely on price.
Safety indicators for this neighborhood are below the national average (approximately the 40th percentile nationally), and the area ranks 493 out of 1,108 within the Dallas-Plano-Irving metro, which is below the metro median. That said, recent trend data from WDSuite point to improving conditions, with estimated year-over-year declines in both property and violent offense rates. For investors, the directional improvement helps, but underwriting should still account for enhanced on-site security measures and resident experience programming.
Proximity to major corporate offices broadens the commuter tenant base and can support leasing stability, particularly among households valuing shorter commutes. Nearby employers include D.R. Horton, Dean Foods, Builders FirstSource, Jacobs Engineering Group, and AT&T.
- D.R. Horton corporate offices (7.8 miles)
- Dean Foods food & beverage (11.2 miles) HQ
- Builders FirstSource building materials (11.3 miles) HQ
- Jacobs Engineering Group engineering & professional services (11.4 miles) HQ
- AT&T telecommunications (11.5 miles) HQ
1990 construction is slightly newer than the neighborhood average, giving the asset a competitive footing versus older stock while still warranting selective system upgrades and modernization for durability. High neighborhood occupancy and a majority renter-occupied housing mix underpin demand, while 3-mile demographics point to continued household growth and a gradually expanding tenant base. According to CRE market data from WDSuite, neighborhood rent levels align with national mid-range readings, suggesting rent strategy will hinge on quality, finishes, and management rather than outsized concessions.
The local ownership market is relatively more accessible, which can increase competition with entry-level for-sale options; operators should emphasize convenience and service to drive lease retention. Affordability pressure, reflected in a higher neighborhood rent-to-income ratio, argues for disciplined revenue management and amenity value that residents can clearly perceive. Safety trends are improving but still trail metro averages, so underwriting should include prudent security and community engagement planning.
- High neighborhood occupancy and deep renter-occupied base support demand stability
- Amenity-rich inner suburb with top-quartile access to groceries, cafes, pharmacies, and parks
- 1990 vintage offers competitive positioning versus older stock with targeted upgrade potential
- 3-mile population and household growth expand the tenant base and support occupancy
- Risks: relatively lower safety benchmarks, accessible ownership alternatives, and affordability pressure require disciplined operations