| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 45th | Fair |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4905 N Galloway Ave, Mesquite, TX, 75150, US |
| Region / Metro | Mesquite |
| Year of Construction | 2002 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4905 N Galloway Ave Mesquite Multifamily Investment
Renter demand is durable in this inner-suburb pocket of Mesquite, supported by a high neighborhood renter-occupied share and everyday retail access, according to WDSuite’s CRE market data. Occupancy at the neighborhood level has held near the metro middle, positioning stabilized assets for consistent leasing.
Location fundamentals point to steady renter demand. The neighborhood’s occupancy level is near the metro median (measured for the neighborhood, not the property), and the share of housing units that are renter-occupied is elevated, indicating a deeper tenant base for multifamily. Median contract rents in the neighborhood track above national midpoints, which aligns with Dallas–Fort Worth’s broad appeal while still requiring attentive lease management.
Daily needs are covered: grocery access ranks competitive among Dallas–Plano–Irving neighborhoods (top quintile out of 1,108), and restaurant density is above metro medians. However, cafes, parks, and pharmacies are limited locally, which may shift some lifestyle trips to nearby corridors. From an investor lens, this mix supports workforce housing with convenient retail while signaling modest amenity-driven premiums.
Home values sit in a higher value-to-income range (top quintile nationally), a high-cost ownership context that tends to reinforce reliance on rental options and can aid pricing power and retention for well-managed assets. At the same time, neighborhood household incomes rank below national medians, so operators should calibrate unit finishes and rent positioning to local spending power.
Within a 3-mile radius, demographics are supportive: households have expanded in recent years and are projected to grow further, with forecasts pointing to a larger renter pool and continued rent growth through the midterm. This outlook, based on commercial real estate analysis from WDSuite, suggests demand depth for stabilized properties and measured upside for value-add programs.
Vintage and competitiveness: Built in 2002, the property is newer than the neighborhood’s average vintage (1993). That positioning generally improves competitive standing versus older stock, while investors should still plan for system updates and selective unit modernization to support rent objectives.
Tenure dynamics: A high neighborhood renter-occupied share (top percentile locally) signals a broad tenant base and can support occupancy stability for professionally managed assets.
Safety performance sits below the metro average, with the neighborhood ranking in the lower half among 1,108 Dallas–Plano–Irving neighborhoods and below national percentiles for safety. For underwriting, this typically translates to heightened emphasis on on-site security practices and resident screening to support retention and collections.
Notably, recent trends are moving in a favorable direction: both property and violent offense rates have declined year over year, according to WDSuite’s CRE data. Investors may view the improvement as supportive of stability, while still accounting for the area’s comparatively weaker standing versus metro peers.
Proximity to major employers underpins renter demand, with convenient commutes to D.R. Horton, Texas Instruments (including South Campus and HQ), Dean Foods, and Energy Transfer — a mix of engineering, technology, food processing, and energy corporate offices that supports workforce housing and leasing stability.
- D.R. Horton, America's Builder — corporate offices (5.9 miles)
- Texas Instruments South Campus — corporate offices (9.2 miles)
- Texas Instruments — corporate offices (9.4 miles) — HQ
- Dean Foods — corporate offices (9.7 miles) — HQ
- Energy Transfer — energy (10.2 miles)
The investment case centers on durable renter demand in an inner-suburb location, competitive everyday retail access, and a 2002 vintage that compares favorably to the area’s older housing stock. Neighborhood occupancy has hovered around metro medians, and a high renter-occupied share indicates depth of the tenant base. Elevated ownership costs relative to incomes in the surrounding area further reinforce multifamily reliance, supporting pricing power for well-maintained assets, according to CRE market data from WDSuite.
Execution should emphasize precise rent positioning and targeted upgrades. Given the property’s newer vintage versus neighborhood norms, selective modernization of interiors and building systems can capture measured rent premiums without overextending affordability. Operators should also incorporate active security and resident-experience programs to mitigate perception risks tied to weaker safety rankings and to sustain retention.
- Inner-suburb location with strong grocery access supports stable day-to-day renter demand
- 2002 vintage offers competitive positioning versus older local stock with targeted value-add upside
- Neighborhood occupancy near metro median and high renter-occupied share support leasing stability
- Elevated ownership costs relative to incomes reinforce reliance on rentals and potential pricing power
- Risks: below-metro safety standing and affordability pressure require disciplined rent setting and active management