| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 45th | Fair |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4731 N Galloway Ave, Mesquite, TX, 75150, US |
| Region / Metro | Mesquite |
| Year of Construction | 1983 |
| Units | 32 |
| Transaction Date | 2015-08-31 |
| Transaction Price | $1,950,000 |
| Buyer | CEDARS 4731 LLC |
| Seller | COWGIRL RODEO LP |
4731 N Galloway Ave, Mesquite TX Multifamily Investment
High renter-occupied share in the surrounding neighborhood supports a deep tenant base and steady leasing potential, according to WDSuite s CRE market data. Neighborhood occupancy trends sit around the national mid-range, favoring stable operations with disciplined lease management.
This inner-suburban pocket of Mesquite offers daily convenience with strong grocery access (competitive nationally) and solid childcare coverage, while parks, pharmacies, and cafes are thinner—practical for workforce renters but with fewer lifestyle amenities close by. Neighborhood rents benchmark in the national mid-range, helping properties compete on price against higher-cost Dallas submarkets.
The area s renter-occupied share is high relative to the Dallas-Plano-Irving metro (ranked near the top among 1,108 neighborhoods), indicating a sizable pool of multifamily demand and potential for leaner downtime between turns. Overall occupancy for the neighborhood tracks close to national mid-range levels, suggesting performance that can be durable through cycles with attentive operations.
Construction year averages in the neighborhood skew newer than this asset s 1983 vintage (metro average vintage is the early 1990s), which points to potential value-add positioning through targeted interior and common-area updates to remain competitive with younger stock. For investors, this creates a clear capex planning path to push rent positioning while maintaining leasing velocity.
Within a 3-mile radius, demographics show a stable population base with modest recent growth and a projected increase over the next five years, alongside rising household counts. That combination signals a larger tenant base forming locally—supportive of occupancy stability and absorption for well-located workforce housing. Elevated home value-to-income levels versus national norms reinforce renter reliance on multifamily housing, which can aid retention and pricing power in balanced conditions, based on commercial real estate analysis from WDSuite.
Safety conditions in the neighborhood are weaker than the national median, with both property and violent incidents ranking in the lower national percentiles. Relative to Dallas-Plano-Irving peers, the neighborhood s crime rank sits below the metro median among 1,108 neighborhoods, indicating higher-than-average incident levels to underwrite.
Recent trends show improvement: estimated year-over-year declines are evident for both property and violent categories, suggesting conditions have been moving in a better direction. Investors typically account for this by emphasizing on-site lighting, access control, and resident engagement, and by aligning marketing toward commute-convenient employers that can support stable tenancy.
Proximity to major corporate offices supports commuter convenience and broadens the renter base for workforce-oriented housing. Key employers within a roughly 6–10 mile radius include D.R. Horton, Texas Instruments, Dean Foods, and Builders FirstSource.
- D.R. Horton, America s Builder — corporate offices (6.0 miles)
- Texas Instruments South Campus — corporate offices (9.3 miles)
- Texas Instruments — corporate offices (9.6 miles) — HQ
- Dean Foods — corporate offices (9.7 miles) — HQ
- Builders Firstsource — corporate offices (10.2 miles) — HQ
This 32-unit, 1983-vintage asset in Mesquite is positioned for durable, workforce-oriented demand. The surrounding neighborhood shows a high share of renter-occupied housing—near the top of the Dallas-Plano-Irving ranking—which supports depth of tenant demand, while overall occupancy sits around the national mid-range. According to CRE market data from WDSuite, ownership costs run relatively high versus local incomes, which tends to sustain renter reliance on multifamily housing and can support pricing power for renovated product.
Within a 3-mile radius, households are projected to increase over the next five years, expanding the renter pool and supporting leasing stability. Given the asset s older vintage relative to nearby stock, a focused value-add plan—targeting interiors, curb appeal, and key building systems—can improve competitive positioning and help capture projected rent growth, while disciplined affordability management remains important for retention.
- High renter-occupied share locally supports a deep tenant base and helps reduce downtime between turns.
- Projected household growth within 3 miles points to a larger renter pool and leasing stability.
- 1983 vintage creates clear value-add potential through targeted unit and systems upgrades versus newer neighborhood stock.
- High-cost ownership context reinforces multifamily demand and can support measured rent positioning.
- Risks: below-median safety metrics and rent-to-income pressure warrant conservative underwriting, strong on-site operations, and thoughtful amenity spend.