| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 34th | Poor |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1413 Range Dr, Mesquite, TX, 75149, US |
| Region / Metro | Mesquite |
| Year of Construction | 1990 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1413 Range Dr Mesquite, TX Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuites CRE market data, making this Mesquite asset a straightforward income play. This commercial real estate analysis highlights strong amenity access and a renter-heavy housing stock that can support leasing stability through cycles.
The property sits in an Inner Suburb pocket of the Dallas-Plano-Irving metro with a B+ neighborhood rating and an occupancy environment that is above the metro median; the neighborhood 27s occupancy is 97.7% (ranked 274 out of 1,108 metro neighborhoods; top quartile nationally), per WDSuite. Note this occupancy figure reflects the neighborhood, not the property, and signals a tight leasing market that can support rent maintenance and retention.
Daily needs and lifestyle amenities are a relative strength: the area ranks 36 out of 1,108 metro neighborhoods for overall amenities and sits around the 80th national percentile. Density of cafes (ranked 3/1,108; 100th percentile nationally), groceries (14/1,108; 99th percentile), restaurants (117/1,108; 91st percentile), parks (43/1,108; 94th percentile), and pharmacies (10/1,108; 99th percentile) provide convenience that generally supports leasing velocity and reduces turnover friction.
Renter-occupied housing accounts for an above-average share locally (ranked 200 out of 1,108; roughly 56% renter-occupied per WDSuite), indicating a deep tenant base for multifamily. For investors, higher renter concentration typically broadens the applicant pool and can backstop occupancy during softer periods.
Within a 3-mile radius, population and household growth over the past five years have expanded the renter pool, and forecasts call for additional household gains alongside smaller average household sizes. That combination tends to support multifamily demand by adding more households competing for units. Median contract rent in the 3-mile area has risen while median incomes have also advanced, which can sustain rent collections, though a rent-to-income ratio near one-third at the neighborhood level suggests some affordability pressure that warrants active lease management. Based on CRE market data from WDSuite, home values in this submarket are comparatively accessible in metro terms, which may spur some move-outs to ownership at the margin; pricing and amenity updates should focus on reinforcing value versus entry-level ownership.
Safety metrics are mixed versus broader benchmarks. The neighborhood 27s overall crime rank is 493 out of 1,108 Dallas-Plano-Irving neighborhoods, indicating it sits below the metro average for safety, and national percentiles point to higher-than-average crime exposure (violent offense around the 12th percentile and property offense near the 3rd percentile nationally). Investors should underwrite to standard security measures and factor this into retention and marketing assumptions.
Trend signals are more constructive: estimated property offenses declined about 41% year over year (ranked 137 out of 1,108 for improvement; 82nd percentile nationally), and violent offenses decreased roughly 15% (65th percentile nationally). This directional improvement, per WDSuite, helps frame risk but does not eliminate it; prudent operations and visible on-site management remain important.
Proximity to major corporate offices broadens the renter base and supports leasing stability, with commuters tied to homebuilding, food manufacturing, engineering, and telecommunications. Highlighted below are notable employers within an approximately 8 913 miles radius that align with typical resident commute patterns.
- D.R. Horton homebuilding corporate office (7.7 miles)
- Dean Foods food & dairy corporate office (11.2 miles) HQ
- Builders Firstsource building materials distributor (11.3 miles) HQ
- Jacobs Engineering Group engineering & professional services (11.4 miles) HQ
- AT&T telecommunications (11.5 miles) HQ
This Mesquite asset benefits from a tight neighborhood leasing backdrop and a renter-heavy housing stock that supports depth of demand. Amenity density ranks competitively within the Dallas-Plano-Irving metro, which tends to aid lease-up and renewal performance. Within a 3-mile radius, growing households and rising incomes point to a larger tenant base and improved ability to absorb rent growth, while comparatively accessible home values suggest some competition from entry-level ownership that operators can mitigate with targeted renovations and service quality. According to CRE market data from WDSuite, neighborhood occupancy trends remain above the metro median with top-quartile national positioning, a favorable signal for sustained cash flow stability.
Key underwriting considerations include affordability pressure implied by a rent-to-income ratio near one-third at the neighborhood level and safety metrics that trail national averages despite recent improvements. Balancing rent growth with retention, visible on-site management, and value-focused upgrades should help maintain occupancy and pricing power.
- Tight neighborhood occupancy and top-quartile positioning support income stability
- High amenity access (cafes, groceries, parks) underpins leasing velocity
- 3-mile household growth and rising incomes expand the tenant base
- Value-focused upgrades can differentiate versus entry-level ownership options
- Risk: affordability pressure and below-metro-average safety call for active lease management