| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 60th | Good |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4109 Childress Ave, Mesquite, TX, 75150, US |
| Region / Metro | Mesquite |
| Year of Construction | 1983 |
| Units | 42 |
| Transaction Date | 1998-02-27 |
| Transaction Price | $50,000 |
| Buyer | EDWARDS JAMES T |
| Seller | ASHTON LUBELL |
4109 Childress Ave Mesquite Multifamily Value-Add Opportunity
Neighborhood occupancy sits in the mid-90s, supporting durable renter demand according to WDSuite’s CRE market data.
Positioned in suburban Mesquite within the Dallas–Plano–Irving metro, the neighborhood scores A- and ranks 179 out of 1,108 metro neighborhoods, placing it in the top quartile — a constructive signal for long-term fundamentals. Amenity access is a local strength: restaurant and cafe density ranks among the most competitive in the metro, and grocery and pharmacy availability also test in the upper tier, helping with daily convenience and leasing appeal. Park access is comparatively limited, which investors should consider when programming outdoor amenities on site.
Neighborhood occupancy trends are favorable, with rates in the mid-90s and a positive multi‑year trajectory, indicating steady absorption and lease retention relative to national norms. Rents benchmark near the national middle, which supports leasing velocity while preserving some pricing power during renewals. Within the neighborhood, the share of housing units that are renter‑occupied is below half, suggesting a more mixed-tenure area; for multifamily owners, this can translate to a defined but focused tenant base.
Demographic statistics aggregated within a 3‑mile radius point to a growing renter pool: population and households have expanded over the last five years and are projected to increase further, with household counts expected to rise meaningfully. Slightly smaller average household sizes are consistent with more households per capita, which typically supports demand for rental units and occupancy stability.
Ownership costs in the area are moderate by national standards, which can create some competition from entry‑level ownership but also sustain rental demand among households prioritizing flexibility. With rent-to-income around the national midpoint, affordability pressure is manageable, helping support retention without overextending tenants.
Safety indicators for the neighborhood trail both metro and national medians. The area ranks below the metro median (705 out of 1,108 metro neighborhoods), and national percentiles indicate lower comparative safety. That said, recent year‑over‑year estimates show declines in both violent and property offenses, suggesting incremental improvement. Investors should underwrite with conservative assumptions and consider visibility, lighting, and access controls as part of the operating plan.
Proximity to a diversified set of corporate offices supports commuter demand and leasing stability, with notable concentrations in homebuilding, semiconductors, food & beverage, and building materials appearing within a 10–11 mile radius.
- D.R. Horton — homebuilding (6.3 miles)
- Texas Instruments South Campus — semiconductors (9.6 miles)
- Dean Foods — food & beverage (9.6 miles) — HQ
- Texas Instruments — semiconductors (9.8 miles) — HQ
- Builders FirstSource — building materials (10.1 miles) — HQ
This 42‑unit asset, built in 1983, is slightly older than the neighborhood’s average vintage, creating practical value‑add angles through targeted renovations and system updates that can sharpen competitive positioning against newer stock. The submarket’s top‑quartile neighborhood rating, mid‑90s occupancy, and balanced rent levels indicate durable demand and support for lease‑up and renewal strategies, according to commercial real estate analysis from WDSuite. Moderate ownership costs and rent-to-income near the national midpoint point to manageable affordability pressure and potential for steady retention.
Demographics within a 3‑mile radius show growth in population and households, with forward projections indicating a larger tenant base over the next cycle. Amenity density (restaurants, cafes, groceries, pharmacies) is a local strength that helps support leasing, though limited park access and below‑median safety metrics should be accounted for through operating practices and capital planning.
- Mid‑90s neighborhood occupancy and top‑quartile local rating support income stability
- 1983 vintage offers clear value‑add and modernization pathways
- Growing 3‑mile renter pool and strong amenity access underpin leasing
- Balanced rent levels and moderate ownership costs aid retention and pricing power
- Risks: below‑median safety metrics and limited park access warrant prudent underwriting