| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Poor |
| Demographics | 29th | Poor |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 800 W Cartwright Rd, Mesquite, TX, 75149, US |
| Region / Metro | Mesquite |
| Year of Construction | 1984 |
| Units | 80 |
| Transaction Date | 2024-12-30 |
| Transaction Price | $8,279,250 |
| Buyer | KYJMHILLS LLC |
| Seller | SWFS 488 LLC |
800 W Cartwright Rd Mesquite Workforce Housing Opportunity
Neighborhood metrics point to steady renter demand with about half of housing units renter-occupied and occupancy around 89%, according to WDSuite’s CRE market data. The submarkets inner-suburban positioning supports leasing durability for well-managed, value-oriented communities.
Situated in an Inner Suburb of the Dallas-Plano-Irving metro, the neighborhood is rated C- and sits above the metro median in grocery access, with grocery density in the top quartile nationally even as cafes, parks, and pharmacies are limited. For investors, strong everyday retail access can aid resident convenience and retention despite fewer lifestyle amenities nearby.
Neighborhood rent levels are mid-market and the local occupancy rate is 89.0% (neighborhood metric), suggesting a baseline of leasing stability relative to more volatile urban cores. Median rent-to-income at the neighborhood level indicates manageable affordability pressure, which can support renewal rates and measured pricing power when paired with targeted upgrades.
The propertys 1984 vintage is older than the neighborhoods average 1995 build year. That age gap typically implies near- to medium-term capital planning for systems and finishes, while also creating value-add potential to outperform older competitive stock through curated unit and common-area improvements.
Tenure patterns show the neighborhoods renter concentration at roughly half of housing units, signaling a sizable tenant base for multifamily. Within a 3-mile radius, demographic data show essentially flat population over the prior period but a notable increase in households and families alongside smaller household sizes; this combination points to a larger pool of renting households and supports occupancy stability going forward based on CRE market data from WDSuite.
Home values in the neighborhood are moderate for the region. This level of ownership cost can create some competition from entry-level buying; however, for well-located, professionally managed communities, it can still sustain demand from households prioritizing rental flexibility, aiding lease retention and steady absorption.
Safety indicators are mixed. Relative to neighborhoods nationwide, the area sits below the national median for safety (violent and property offense measures are not in the top half). Within the Dallas-Plano-Irving metro, the neighborhoods crime rank is below average (ranked 648 among 1,108 metro neighborhoods), placing it below the metro median for safety. Framed for investors, conditions are comparable to many inner-suburban locales and warrant routine monitoring and standard property-level security measures.
Recent year-over-year estimates indicate modest increases in both violent and property offense rates, reinforcing the importance of proactive management, lighting, and access controls to support resident confidence and retention.
Proximity to a diversified set of Dallas corporate offices supports a broad commuter tenant base and helps underpin leasing, particularly for workforce housing tied to construction, engineering, telecom, and consumer sectors listed below.
- D.R. Horton, Americas Builder corporate offices and homebuilding (10.4 miles)
- Builders Firstsource building materials corporate offices (11.3 miles) HQ
- Jacobs Engineering Group engineering & professional services (11.4 miles) HQ
- AT&T telecommunications corporate offices (11.4 miles) HQ
- Dean Foods consumer packaged goods corporate offices (11.5 miles) HQ
This 80-unit, 1984-vintage asset offers a value-add angle in an Inner Suburb context where neighborhood occupancy is about 89% and rent levels are mid-market. The asset is older than the neighborhoods average construction year, suggesting opportunities to modernize interiors and common areas to improve competitive positioning and capture steady demand from a sizable renter base.
Within a 3-mile radius, household counts have risen while household sizes trend smaller, and forward-looking projections show additional growth in households. These shifts point to a larger tenant base and support for occupancy stability. According to CRE market data from WDSuite, neighborhood affordability metrics and moderate home values favor durable renter reliance on multifamily housing, though ownership options may temper top-end pricing power.
- 1984 vintage creates clear value-add and systems-refresh potential versus newer local stock
- Neighborhood occupancy around 89% supports baseline leasing stability for workforce housing
- 3-mile household growth and shrinking household size expand the renter pool and aid retention
- Moderate ownership costs support renter reliance, though entry-level buying may cap peak rents
- Risk: amenity-light micro-area and below-median safety require active management and targeted improvements