| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 32nd | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2457 US Highway 80 E, Mesquite, TX, 75150, US |
| Region / Metro | Mesquite |
| Year of Construction | 1983 |
| Units | 98 |
| Transaction Date | 2022-07-14 |
| Transaction Price | $15,108,800 |
| Buyer | SOUTHLAND-PARK RIDGE LLC |
| Seller | KATZ PARK RIDGE LLC |
2457 US Highway 80 E Mesquite Multifamily Investment
Positioned in an Urban Core pocket of Mesquite with a resilient renter base, the neighborhood shows mid-range occupancy stability and strong renter concentration, according to WDSuite’s CRE market data.
Neighborhood fundamentals and renter demand
The immediate area around 2457 US Highway 80 E registers a B- neighborhood rating within the Dallas–Plano–Irving metro (ranked 653 of 1,108 neighborhoods), placing it near the metro midpoint. Neighborhood occupancy is around the national middle, while the share of renter-occupied housing is in the upper tier for the region, signaling depth of tenant demand for multifamily product. Median contract rents in the neighborhood land near the national mid-to-upper range, supporting achievable pricing without overextending affordability.
Local amenity access is balanced: parks and childcare density trend in the top quartile nationally, groceries are above average, and restaurants sit comfortably above the national midpoint; cafés and pharmacies are limited. For investors, this mix suggests day-to-day convenience for residents with room for incremental retail growth.
Within a 3-mile radius, demographics indicate population growth over the past five years with further expansion projected, alongside a rising household count and a modest step-down in average household size. Together, these trends point to a larger tenant base and a gradual diversification of unit-type demand—factors that can support occupancy stability and leasing velocity. Based on commercial real estate analysis from WDSuite, neighborhood home values sit below high-cost coastal markets, which can introduce some competition from entry-level ownership but also sustain interest in professionally managed rental options.
Vintage context: the property’s 1983 construction skews slightly newer than the neighborhood’s average vintage. That positioning helps competitiveness versus older stock, though investors should still plan for selective system upgrades or renovations to reinforce NOI durability over a long hold.
Safety context and trend signals
Relative to the Dallas–Plano–Irving metro, the neighborhood’s crime rank sits in the lower tier (791 of 1,108), indicating safety that trails the metro median. Nationally, safety metrics align below average as well, with property and violent incident levels positioned in the lower percentiles compared with neighborhoods nationwide.
Recent movement is mixed: estimated property offense rates show a slight year-over-year improvement, while estimated violent offense rates have risen. For investors, this argues for prudent security measures and active property management to support resident retention and protect asset performance over time.
Employer base and commuter access
The Mesquite–East Dallas corridor draws from major corporate employers within a 8–10 mile commute, supporting a broad workforce renter pool and potential retention through convenience. Notable nearby employers include D.R. Horton, Dean Foods, Builders FirstSource, Jacobs Engineering Group, and AT&T.
- D.R. Horton — homebuilding (8.1 miles)
- Dean Foods — food & beverage (9.1 miles) — HQ
- Builders FirstSource — building materials (9.3 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (9.4 miles) — HQ
- AT&T — telecommunications (9.5 miles) — HQ
Investment view
This 98-unit, 1983-vintage asset in Mesquite benefits from a renter-heavy neighborhood, mid-range occupancy, and daily-need amenities that support stable leasing. Within a 3-mile radius, both population and households have been increasing and are projected to grow further, expanding the local renter pool and supporting occupancy stability and pricing power over time. According to CRE market data from WDSuite, the property’s slightly newer-than-average vintage versus nearby stock enhances competitive positioning, while still calling for targeted capital planning to modernize systems and capture value-add upside.
Ownership costs in the surrounding area are relatively accessible compared with high-cost metros, which can create some competition from entry-level buying; however, sustained renter concentration and proximity to multiple corporate employers support durable multifamily demand and lease retention.
- Renter-occupied share is elevated locally, indicating depth for multifamily demand and a broader tenant base.
- Demographic growth within 3 miles suggests ongoing renter pool expansion that can support occupancy and rent performance.
- 1983 vintage is slightly newer than neighborhood average, with scope for value-add through targeted renovations and system updates.
- Proximity to major employers in Dallas supports leasing stability and commute convenience.
- Risks: safety metrics trail metro and national benchmarks; prudent security and active management are advisable.