| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 34th | Poor |
| Amenities | 59th | 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 | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2457 US Highway 80 E Mesquite Multifamily Investment
Neighborhood occupancy trends sit in the mid-90s with a high share of renter-occupied units, supporting steady leasing, according to WDSuite’s CRE market data.
Positioned along U.S. Highway 80 in Mesquite’s inner-suburban fabric, the property benefits from strong neighborhood convenience. Restaurant density ranks in the 95th percentile nationally, groceries in the 92nd, and cafes in the 85th, providing daily-life amenities that support renter retention and leasing velocity. Park access and formal childcare options are limited locally, which investors should weigh when considering family-oriented marketing or amenity programming.
The neighborhood’s renter concentration is high, with 68.9% of housing units renter-occupied, indicating a deep tenant base and consistent multifamily demand. Neighborhood occupancy is about 94% (above the 65th percentile nationally), which supports stability for similar assets; these figures reflect neighborhood conditions, not property performance.
Within a 3-mile radius, population and households have expanded over the past five years and are projected to continue rising by 2028, pointing to a larger tenant base and ongoing demand for rental units. Median household incomes in the 3-mile area have increased meaningfully and are forecast to grow further, reinforcing the ability to sustain rents in line with quality and positioning.
Ownership costs in the neighborhood are moderate relative to high-cost metros (median home values around the low-$200Ks), which can introduce some competition from entry-level ownership. Even so, a high share of renter-occupied units at the neighborhood level helps maintain depth of demand, while a rent-to-income profile near the low-20% range suggests manageable affordability pressure and supports lease management strategies.
School ratings in the area are below national averages (about the 15th percentile), which may influence unit mix performance for family renters; investors can mitigate with on-site community features and programming. Overall, the neighborhood rates B- and sits near the middle of the pack among 1,108 Dallas–Plano–Irving neighborhoods (ranked 550th of 1,108), indicating competitive positioning without premium pricing.
Safety indicators trend below national averages. The neighborhood ranks 820th out of 1,108 Dallas–Plano–Irving neighborhoods for crime, placing it below the metro median, and its national standing is in the lower quartiles (overall crime around the 26th percentile, violent offenses nearer the bottom decile). These data points suggest investors should account for security, lighting, and operational practices in underwriting and asset plans.
That said, property offenses show a recent year-over-year decline (approximately mid-pack improvement across the metro), which is a constructive directional signal. Emphasizing visibility, access control, and resident engagement can help support retention and leasing in line with neighborhood norms.
Nearby corporate offices anchor a diverse employment base that supports renter demand and commute convenience, including D.R. Horton, Dean Foods, Builders FirstSource, Jacobs Engineering Group, and AT&T.
- D.R. Horton — homebuilding (7.6 miles)
- Dean Foods — food & beverages (10.0 miles) — HQ
- Builders Firstsource — building materials (10.2 miles) — HQ
- Jacobs Engineering Group — engineering (10.3 miles) — HQ
- AT&T — telecom (10.4 miles) — HQ
This 98-unit asset built in 1983 sits in a renter-heavy neighborhood with occupancy around the mid-90s, underpinned by strong daily-life amenities and proximity to major employment centers. The vintage suggests potential value-add through targeted renovations and capital planning, while neighborhood-level rent levels and a manageable rent-to-income profile support ongoing leasing. Based on commercial real estate analysis from WDSuite, the surrounding 3-mile area has seen growth in population and households, with further expansion projected, indicating a larger tenant base over the medium term.
Key watchpoints include below-average school ratings, safety metrics that trail national norms, and some competition from entry-level ownership given moderate home values. Prudent asset management—security enhancements, curb appeal, and select in-unit upgrades—can help capture demand and support rent positioning relative to comparable properties.
- High neighborhood renter concentration and occupancy support demand stability
- Amenity-rich location with strong restaurant and grocery density aids retention
- 1983 vintage offers value-add potential through targeted renovations and CapEx
- 3-mile population and household growth expands the tenant base over time
- Risks: below-average school ratings, safety considerations, and competition from entry-level ownership