| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 54th | Fair |
| Amenities | 56th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4804 Via Ventura, Mesquite, TX, 75150, US |
| Region / Metro | Mesquite |
| Year of Construction | 2003 |
| Units | 111 |
| Transaction Date | 2006-11-30 |
| Transaction Price | $918,800 |
| Buyer | LM-VENTURA LLC |
| Seller | SPI CENTRAL PARK 111 DE LLC |
4804 Via Ventura Mesquite Multifamily with Durable Renter Demand
Positioned in Mesquite’s inner-suburban corridor, the asset benefits from steady neighborhood occupancy and broad-based renter demand, according to WDSuite’s CRE market data. The location balances daily convenience with attainable rents for the Dallas-Plano-Irving metro, supporting consistent leasing and retention.
This inner-suburban neighborhood in Mesquite scores a B+ and sits above the metro median overall (rank 398 of 1,108 neighborhoods), reflecting balanced fundamentals for workforce housing. Neighborhood occupancy has edged higher over the past five years and tracks close to the metro midpoint, a constructive backdrop for sustaining rent rolls through cycles.
Livability is anchored by everyday retail: grocery access ranks among the strongest locally (63 of 1,108) and in the top quartile nationally, with pharmacies and childcare also competitive. By contrast, parks and cafes are limited, so the demand case leans more on convenience retail and commuter connectivity than on destination amenities. Average school ratings are around 3 out of 5 and sit modestly above the national median, which can help with family retention in multifamily.
Vintage mix in the immediate area skews older (average year built 1988), while this property’s 2003 construction is newer than much of the competitive set—supporting relative positioning on curb appeal and systems, while leaving room for targeted value-add to meet current renter preferences.
Tenure patterns indicate a moderate renter concentration in the neighborhood (about one-third of housing units renter-occupied), suggesting demand stability without over-reliance on a single segment. Within a 3-mile radius, population and household growth over the last five years, coupled with rising incomes, point to a larger tenant base and continued leasing depth. Rent-to-income sits near the national midpoint in the neighborhood context, indicating manageable affordability pressure and supporting pricing discipline rather than aggressive concessions.
Safety outcomes in this neighborhood trail both the metro average and national median, so investors should underwrite prudent security measures and loss assumptions. That said, WDSuite data show a notable year-over-year decline in property offenses locally, even as violent offense trends have been more mixed, underscoring the importance of asset-level controls and partnership with local management.
In comparative terms, the area is not in the top tier for safety among the 1,108 Dallas–Plano–Irving neighborhoods, but recent improvement in property crime is a constructive signal. Framing this alongside steady occupancy supports an underwriting stance that balances operational vigilance with realistic leasing expectations.
Nearby corporate offices create a diversified employment base that reinforces weekday traffic and supports renter demand, particularly for residents prioritizing commute convenience to D.R. Horton, Texas Instruments (including South Campus), Thermo Fisher Scientific, and Dean Foods.
- D.R. Horton, America's Builder — corporate offices (4.9 miles)
- Texas Instruments South Campus — corporate offices (10.4 miles)
- Texas Instruments — corporate offices (10.7 miles) — HQ
- Thermo Fisher Scientific — corporate offices (11.0 miles)
- Dean Foods — corporate offices (11.2 miles) — HQ
Built in 2003 with 111 units, the asset is newer than much of the surrounding stock, positioning it competitively against older properties while still offering selective value-add potential. Neighborhood fundamentals are balanced: occupancy trends near the metro midpoint, grocery and daily-needs access are strong, and schools sit modestly above the national median—factors that support stable leasing and retention. According to CRE market data from WDSuite, the immediate area’s renter concentration is moderate, while within a 3-mile radius population and household counts have expanded and are projected to continue growing, increasing the renter pool and supporting occupancy stability.
Affordability dynamics are constructive for long-term performance: neighborhood rent-to-income sits near the national midpoint, and ownership costs are relatively accessible compared with core Dallas submarkets—implying some competition from entry-level ownership but also a broadening tenant base for well-managed, right-sized units. Key underwriting considerations include safety performance that trails metro averages and a thinner parks/cafes amenity set, which argues for active property-level programming and security posture.
- 2003 vintage versus older local stock supports competitive positioning and targeted value-add
- Steady neighborhood occupancy near metro midpoint underpins leasing stability
- Expanding 3-mile population and households point to a larger renter pool
- Strong daily-needs access (grocers, pharmacy, childcare) aids retention and renewals
- Risks: below-median safety and limited parks/cafes require active management and underwriting discipline