| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 45th | Fair |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4925 N Galloway Ave, Mesquite, TX, 75150, US |
| Region / Metro | Mesquite |
| Year of Construction | 1982 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4925 N Galloway Ave Mesquite Multifamily Investment
Neighborhood occupancy is around national norms while renter-occupied housing is prevalent, supporting a deeper tenant base, according to WDSuite’s CRE market data. Positioning near major Dallas job nodes provides durable renter demand with room for value-add execution.
The property sits in an Inner Suburb of the Dallas-Plano-Irving metro with a neighborhood rating of B- (ranked 567 of 1,108 metro neighborhoods), placing it around the metro median. Essential retail access is a relative strength: grocery availability scores in the upper national tier, while restaurants are above average; by contrast, parks, pharmacies, and cafes are limited. For investors, this mix points to everyday convenience that supports leasing, even if lifestyle amenities are thinner locally.
Multifamily fundamentals are balanced. Neighborhood occupancy is 91.4% (neighborhood metric, not property-level) and near national norms, per WDSuite. The share of housing units that are renter-occupied is elevated at 71.8% and sits in a high national percentile, indicating a deeper renter pool and potential for steadier leasing velocity. Median contract rents in the neighborhood trend moderately above national midpoints with multi-year growth, suggesting ongoing pricing power when paired with thoughtful unit upgrades and lease management.
Within a 3-mile radius, demographics show a stable-to-improving setup for demand: households and families have inched higher recently despite flat population, and WDSuite’s projections point to meaningful population growth and a larger household count over the next five years. Slightly smaller average household sizes and expanding middle-income cohorts imply more renters entering the market, which can support occupancy stability and absorption.
Ownership costs in the neighborhood are relatively high versus local incomes (value-to-income ranks in a strong national percentile), which tends to sustain reliance on rental housing. At the same time, rent-to-income metrics indicate affordability pressure for some renter segments, highlighting the importance of asset-specific retention strategies and disciplined renewal management.
Vintage is another lever: the property was built in 1982, older than the neighborhood’s average construction year. That age profile points to capital planning needs but also creates clear value-add angles through renovations and systems modernization to improve competitive positioning against newer stock.
Safety indicators for the neighborhood are below metro and national averages, with rankings in the lower tiers among the 1,108 Dallas–Plano–Irving neighborhoods and national percentiles that indicate more crime relative to many U.S. neighborhoods. However, WDSuite’s data shows year-over-year declines in both property and violent offense rates, suggesting recent improvement. Investors should underwrite with conservative assumptions while noting the downward trend.
Proximity to major employers supports workforce renter demand and commute convenience, notably across homebuilding, semiconductors, food manufacturing, and energy infrastructure. The nearby employment base can aid leasing stability and retention.
- D.R. Horton, America's Builder — homebuilding offices (5.99 miles)
- Texas Instruments South Campus — semiconductors (9.15 miles)
- Texas Instruments — semiconductors (9.37 miles) — HQ
- Dean Foods — food & beverage corporate (9.58 miles) — HQ
- Energy Transfer — energy infrastructure (10.13 miles)
This 32-unit, 1982-vintage asset in Mesquite benefits from a high neighborhood renter concentration and everyday retail access, underpinning a broad tenant base and consistent leasing. Neighborhood occupancy trends near national norms, and household growth within a 3-mile radius is projected to expand, supporting demand. Based on CRE market data from WDSuite, ownership costs relative to income are elevated in the area, which tends to reinforce reliance on multifamily housing even as rent-to-income levels call for attentive renewal and pricing strategies.
The age profile creates a straightforward value-add path: targeted renovations and systems upgrades can sharpen competitiveness against newer product, while proximity to diversified employers across Dallas provides durable demand drivers. Underwriting should consider the neighborhood’s below-average safety ranking, balancing recent improvements in offense rates with prudent operating assumptions.
- High renter-occupied share supports a deeper tenant base and steadier leasing
- 1982 vintage offers clear value-add and modernization upside versus newer stock
- Everyday retail access and major-employer proximity bolster occupancy stability
- Elevated ownership costs relative to income sustain demand for rentals
- Risk: below-average safety and rent-to-income pressure require disciplined leasing and retention