| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 60th | Good |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4039 Childress Ave, Mesquite, TX, 75150, US |
| Region / Metro | Mesquite |
| Year of Construction | 1983 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4039 Childress Ave Mesquite Multifamily Investment
Neighborhood occupancy trends sit in the mid‑90s and have edged higher, supporting stable leasing conditions according to WDSuite’s CRE market data. Strong food and retail density nearby reinforces renter demand, while pricing remains accessible relative to the Dallas market.
The property sits in a suburban pocket of Mesquite rated A- and ranked 179 out of 1,108 within the Dallas–Plano–Irving metro, placing it in the top quartile among metro neighborhoods. Local retail and daily‑needs access are a clear strength: restaurant and café density ranks near the top of the metro, and grocery and pharmacy access are also competitive. Park space is limited within the neighborhood, which investors should weigh against the strong retail amenity mix.
Neighborhood occupancy is around the mid‑90% range and has trended modestly upward over the past five years, indicating durable demand at the neighborhood level rather than at this specific property. Median rents and rent‑to‑income in the area sit near national midpoints, which supports lease retention while still allowing for measured rent growth management. School ratings are modestly above the national midpoint, providing a balanced family‑oriented backdrop.
Within a 3‑mile radius, population and household counts have grown in recent years and are projected to continue rising through 2028, pointing to a larger tenant base over time. The renter‑occupied share is roughly half of housing units, suggesting a sizable renter concentration that supports multifamily absorption and renewal depth. Median home values in the neighborhood are moderate for the region; ownership is attainable for some households, but elevated monthly ownership costs relative to local rents help sustain reliance on rental options, which can support occupancy stability.
Relative to the Dallas–Plano–Irving metro, this neighborhood’s safety profile trends below the metro average, ranking in the lower half among 1,108 neighborhoods. Compared with neighborhoods nationwide, safety sits below the national midpoint. Recent WDSuite indicators show year‑over‑year declines in both property and violent incident rates, suggesting incremental improvement, though the area still warrants prudent risk management (lighting, access controls, and resident engagement).
The area draws from a broad Dallas employment base, with nearby corporate offices that support steady renter demand and commuting convenience. Key employers include D.R. Horton, Texas Instruments, Dean Foods, Builders FirstSource, and Jacobs Engineering Group.
- D.R. Horton — homebuilding corporate offices (6.3 miles)
- Texas Instruments South Campus — semiconductor offices (9.6 miles)
- Dean Foods — food & beverage corporate offices (9.6 miles) — HQ
- Texas Instruments — semiconductor corporate offices (9.8 miles) — HQ
- Builders FirstSource — building materials corporate offices (10.1 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (10.2 miles) — HQ
Built in 1983 with 30 units, the asset is slightly older than the surrounding neighborhood’s average vintage, pointing to potential value‑add through targeted renovations and systems upgrades. Neighborhood occupancy remains strong and directionally improving, and amenity density (restaurants, cafés, grocery, pharmacy) supports daily‑life convenience that helps retention. According to CRE market data from WDSuite, local rents and rent‑to‑income sit near national midpoints, which can balance pricing power with manageable affordability pressure.
Within a 3‑mile radius, recent population and household growth—and projections for further gains—suggest a larger renter pool over the next several years. Moderate home values for the region can create some competition with ownership, but they also help sustain multifamily reliance for households prioritizing flexibility or lower upfront costs. Key risks include below‑average safety metrics and limited nearby parkland; both can be mitigated with operational focus and property‑level enhancements.
- Stable neighborhood occupancy with modest upward trend supports leasing durability
- 1983 vintage offers clear value‑add and systems modernization upside
- Strong food/retail access and commute reach underpin renter demand
- 3‑mile population and household growth point to renter pool expansion
- Risks: below‑average safety and limited park space; address via security and amenity programming