| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 34th | Poor |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1601 N Belt Line Rd, Mesquite, TX, 75149, US |
| Region / Metro | Mesquite |
| Year of Construction | 1984 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1601 N Belt Line Rd Mesquite Multifamily Investment
Neighborhood metrics point to durable renter demand and high occupancy at the submarket level, according to WDSuite’s CRE market data. The takeaway for investors is stable leasing dynamics driven by a renter-occupied housing base rather than property-specific performance.
Situated in Mesquite’s inner suburb of the Dallas–Plano–Irving metro, the neighborhood posts a B+ rating and is competitive among Dallas–Plano–Irving neighborhoods (rank 320 of 1,108). Amenity access is a local strength: grocery, pharmacy, restaurant, and cafe density track in the 91st–100th national percentiles, while parks are in the 94th percentile, supporting day-to-day livability and resident retention potential.
From an investor lens, neighborhood occupancy is strong at 97.7% (top national quartile), which supports resilient leasing even through cycles. The share of housing units that are renter-occupied is 56.2% (rank 200 of 1,108), indicating a deep tenant base that can underpin demand for smaller and mid-sized assets; this is a neighborhood-level indicator and not the property’s own occupancy.
Vintage context matters: the area’s average construction year is 1988 (66th national percentile). With a 1984 build year, this asset is slightly older than nearby stock, suggesting routine capital planning and selective renovations could enhance competitiveness against newer properties.
Affordability signals are mixed. Neighborhood rent-to-income ratios sit in a low national percentile, implying some affordability pressure that warrants active lease management and renewal strategies. At the same time, relatively modest home values in the neighborhood (29th national percentile) can introduce ownership competition; however, these conditions can also sustain renter reliance on practical, well-managed rental options. These dynamics, based on commercial real estate analysis from WDSuite, argue for disciplined pricing and resident retention focus.
Within a 3-mile radius, demographics show population growth over the last five years alongside a notable increase in households, pointing to a larger tenant base. Projections through 2028 indicate continued household growth and smaller average household sizes, which typically support demand for rental units and occupancy stability at the neighborhood level.
Safety indicators are mixed relative to regional and national benchmarks. Neighborhood crime ranks 493 out of 1,108 within the Dallas–Plano–Irving metro, placing it around the metro mid-range, while national percentiles indicate safety levels below the national median. Year over year, both violent and property offense estimates have trended downward, with meaningful declines that suggest improving conditions; these are neighborhood trends, not property-specific outcomes.
For investors, this profile calls for prudent onsite security practices and proactive resident engagement, balanced by the positive directionality in recent neighborhood crime trend estimates.
Nearby corporate offices provide a diversified employment base that supports commuter convenience and renter demand, including homebuilding, food processing, building materials, engineering, and telecommunications employers listed below.
- D.R. Horton, America's Builder — homebuilding (7.6 miles)
- Dean Foods — food & dairy (11.5 miles) — HQ
- Builders Firstsource — building materials (11.6 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (11.7 miles) — HQ
- AT&T — telecommunications (11.8 miles) — HQ
The neighborhood’s high occupancy and renter concentration provide a supportive backdrop for small-scale multifamily assets. At the neighborhood level, occupancy sits in the top national quartile, and more than half of housing units are renter-occupied—signals that generally underpin leasing stability and tenant base depth. Within a 3-mile radius, recent growth in population and households, with further household increases projected, points to a larger tenant pool and supports sustained demand. This asset’s 1984 construction is slightly older than the neighborhood average, creating potential for value-add improvements and capital planning to sharpen competitive positioning against newer stock.
Affordability and safety warrant attention in underwriting. Neighborhood rent-to-income metrics suggest some affordability pressure, calling for disciplined rent strategies and emphasis on retention. Safety indicators are below national medians but have improved year over year, and continued monitoring is prudent. According to WDSuite’s CRE market data, these fundamentals—combined with strong amenity access—frame a balanced, long-term thesis focused on occupancy stability and targeted upgrades rather than speculation.
- Neighborhood occupancy in the top national quartile supports lease-up and retention
- Renter-occupied share indicates a deep tenant base at the neighborhood level
- 1984 vintage offers value-add and capex planning opportunities versus newer competition
- Amenity-rich location (grocery, pharmacy, restaurants, parks) supports daily livability and leasing
- Risks: affordability pressures and below-median safety require careful pricing and property management