| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 45th | Fair |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4801 N Galloway Ave, Mesquite, TX, 75150, US |
| Region / Metro | Mesquite |
| Year of Construction | 1983 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4801 N Galloway Ave Mesquite Multifamily Value-Add
Renter concentration in the surrounding neighborhood is high and occupancy trends sit near the national middle, according to WDSuite’s CRE market data, pointing to durable demand with room to compete on product quality. Proximity to everyday retail supports workforce renters while ownership remains a higher-cost path relative to local incomes.
Located in Mesquite’s inner-suburban fabric of the Dallas–Plano–Irving metro, the property benefits from everyday convenience and a broad commuter shed. Neighborhood grocery access is strong (competitive nationally), while restaurants are readily available; by contrast, cafes, parks, and pharmacies are thinner, which may modestly limit lifestyle appeal beyond essentials.
The neighborhood’s renter-occupied share is elevated at the neighborhood level, indicating a deep tenant base that supports leasing velocity and renewals. Neighborhood multifamily occupancy is around the national median, suggesting stable demand with operational upside through unit differentiation and service quality.
Within a 3-mile radius, demographics point to a larger tenant base over the forecast horizon: households have grown recently and are projected to expand further, implying more renters entering the market and supporting occupancy stability. Household incomes have trended higher within this radius, yet rent-to-income levels at the neighborhood scale point to some affordability pressure, making thoughtful lease management important.
Home values in the neighborhood are elevated relative to local incomes (above most U.S. neighborhoods), which can sustain reliance on rental housing and support pricing power for well-positioned units. Rents have increased over the past five years per WDSuite’s commercial real estate analysis, underscoring demand resilience in this inner-suburban location.
Safety indicators for the neighborhood are mixed. Relative to 1,108 metro neighborhoods, the neighborhood’s crime rank sits in the lower half (652 of 1,108), indicating safety is below the metro median and below average nationally (around the 34th percentile). Investors should underwrite to operating practices that address resident safety expectations.
Recent trend data provide a constructive signal: property offenses show a meaningful year-over-year decline and violent offenses have eased modestly. While this does not place the area among the top quartile nationally, it points to improving conditions that on-site management can reinforce through maintenance, lighting, and partnerships with local resources.
Nearby corporate employers expand the commuter draw and help support renter demand, particularly for workforce housing tied to construction, technology, telecommunications, and healthcare roles listed below.
- D.R. Horton, America's Builder — homebuilding corporate offices (5.9 miles)
- Texas Instruments South Campus — semiconductor offices (9.3 miles)
- Texas Instruments — semiconductor HQ (9.5 miles) — HQ
- Dean Foods — food & beverage HQ (9.7 miles) — HQ
- Builders Firstsource — building products HQ (10.3 miles) — HQ
This 1983 vintage, 28-unit asset offers a practical value-add angle in an inner-suburban Dallas location where renter concentration is high and neighborhood occupancy sits near the national middle. Strong grocery and everyday retail access supports workforce appeal, while higher ownership costs relative to local incomes help sustain reliance on multifamily. According to CRE market data from WDSuite, rent levels and neighborhood demand have risen over the last five years, suggesting opportunity to capture incremental revenue through targeted renovations and disciplined operations.
Investors should plan for make-ready and systems updates typical of 1980s construction to sharpen competitive positioning against newer stock. Affordability pressures at the neighborhood scale and safety metrics below the metro median warrant attentive lease management, resident engagement, and cost control, but forecast household growth within a 3-mile radius supports a larger tenant base and occupancy stability over time.
- Elevated renter concentration and stable neighborhood occupancy support demand
- 1983 vintage presents clear value-add and capital planning opportunities
- Everyday retail and strong grocery access bolster workforce appeal and retention
- Growing household base within 3 miles expands the renter pool, aiding lease-up
- Risks: below-median safety and neighborhood affordability pressure require disciplined leasing and expense control