| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 60th | Good |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4125 Childress Ave, Mesquite, TX, 75150, US |
| Region / Metro | Mesquite |
| Year of Construction | 1983 |
| Units | 54 |
| Transaction Date | 2005-11-03 |
| Transaction Price | $118,224 |
| Buyer | STATE OF TEXAS |
| Seller | CHASE EASTPOINT LP |
4125 Childress Ave, Mesquite TX Multifamily Investment
Neighborhood multifamily occupancy is 95.4%, indicating stable renter demand in this Mesquite submarket, according to WDSuite’s CRE market data. The area’s mix of daily amenities and above-median neighborhood rating supports steady leasing conditions rather than outsized volatility.
Located in suburban Mesquite within the Dallas-Plano-Irving metro, the neighborhood ranks 179 out of 1,108, which is competitive among Dallas-Plano-Irving neighborhoods. Amenity access scores above national medians, with strong food and beverage density (restaurants and cafes both testing in high national percentiles) and solid grocery and pharmacy coverage, supporting day-to-day livability for residents.
Median neighborhood contract rents sit around the low-$1,100s with modest five-year growth, while neighborhood occupancy is 95.4% (per WDSuite). Together, these signals point to steady utilization with room for disciplined revenue management. Average school ratings are near the national middle, providing broad-based appeal without premium pricing assumptions. Park access is limited locally, which may temper lifestyle-driven premiums.
Within a 3-mile radius, demographics show a growing tenant base: total population edged up in the last five years and households increased, with forecasts calling for further population growth and a sizable increase in households. This points to renter pool expansion and supports occupancy stability for well-positioned properties. Renter-occupied share within 3 miles is approximately half of housing units, indicating a meaningful depth of prospective tenants for multifamily assets.
Home values in the area are near the national middle, and a rent-to-income profile near the national midpoint suggests manageable affordability pressure that can support retention if operators are attentive to lease management. The subject asset was built in 1983, slightly older than the neighborhood’s average vintage, which implies routine capital planning and potential value-add or modernization opportunities to compete with newer stock.
Safety trends should be evaluated at the neighborhood level rather than the block. Relative to the Dallas-Plano-Irving metro, the area’s crime rank sits in the lower half (705 out of 1,108), and its national safety positioning is below the median (violent and property offenses test in lower national percentiles). That said, year-over-year estimates indicate declines in both violent and property offense rates, suggesting incremental improvement rather than deterioration.
For investors, the takeaway is risk management and operations: underwriting should account for security measures and tenant screening, while noting the recent directionality of crime indicators. Comparisons should be made against peer submarkets across Dallas-Fort Worth using consistent datasets like WDSuite to avoid anecdotal bias.
Nearby corporate nodes provide diversified employment accessible by car, supporting leasing stability for workforce and middle-income tenants. Key drivers include homebuilding, semiconductors, food & beverage, and building materials—reflecting durable industry breadth in the Dallas market.
- D.R. Horton — homebuilding (6.2 miles)
- Texas Instruments South Campus — semiconductors (9.6 miles)
- Dean Foods — food & beverage (9.7 miles) — HQ
- Texas Instruments — semiconductors (9.8 miles) — HQ
- Builders Firstsource — building materials (10.2 miles) — HQ
This 1983-vintage, 54-unit asset benefits from neighborhood occupancy of 95.4% and amenity density that supports day-to-day convenience, contributing to stable leasing. Within a 3-mile radius, recent gains in households and forecasts for further population and household growth point to a larger tenant base over the next cycle. According to CRE market data from WDSuite, the neighborhood’s rent and income indicators sit near national midpoints, which supports retention if operators stay disciplined on renewals and value delivery.
Relative to the area’s slightly newer average stock, the property’s vintage suggests manageable capital planning with value-add or modernization angles to enhance competitiveness. Limited park access and below-median safety positioning warrant operational focus, but employment access across major corporate nodes in East Dallas provides demand drivers that can underpin occupancy.
- Stable neighborhood utilization with occupancy around the mid-90s, supporting predictable leasing
- Expanding 3-mile renter pool as households and population are projected to grow
- 1983 vintage offers value-add and modernization potential with prudent capital planning
- Proximity to major employers in East Dallas supports demand and retention
- Risks: below-median safety and limited parks require operational focus and amenity strategy