| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 52nd | Fair |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 714 W Arapaho Rd, Richardson, TX, 75080, US |
| Region / Metro | Richardson |
| Year of Construction | 1996 |
| Units | 104 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
714 W Arapaho Rd, Richardson Multifamily Investment
Renter-occupied housing is prevalent in the surrounding neighborhood, supporting a deeper tenant base and steady leasing, according to WDSuite’s CRE market data. Neighborhood occupancy trends and pricing suggest disciplined operations will matter for capturing demand.
Located in an Inner Suburb of the Dallas–Plano–Irving metro, the neighborhood carries a B rating and sits competitive among Dallas–Plano–Irving neighborhoods (ranked 479 of 1,108). For investors, this points to solid fundamentals without paying a core premium.
Livability indicators are mixed but workable. Park access is a standout (top decile nationally), and cafe density scores well above national norms, which supports lifestyle appeal for renters. By contrast, on-neighborhood counts for groceries, pharmacies, and childcare are thin; residents typically rely on nearby commercial corridors rather than in-neighborhood options. These dynamics favor properties with on-site conveniences and walkable access to retail nodes.
Multifamily demand signals are constructive. The neighborhood’s share of renter-occupied units is high (near the top decile nationally), indicating a broad renter pool. Neighborhood occupancy sits below the national median, which suggests execution and amenity positioning will drive performance; however, median contract rents benchmark in the upper national percentiles, implying renters are willing to pay for quality. Within a 3-mile radius, households have grown modestly and are projected to increase further by 2028, while average household size trends lower—factors that expand the tenant base for one- and two-bedroom product.
Ownership economics also reinforce rental demand. Neighborhood home values trend above national medians and the value-to-income ratio sits in a higher national percentile, signaling a relatively high-cost ownership market. At the same time, rent-to-income ratios skew low by national comparison, which can support retention and reduce affordability pressure—beneficial for renewal rates and stabilized occupancy.
The property’s 1996 vintage is newer than the neighborhood’s average 1980 construction year, offering competitive positioning versus older stock. Investors should still plan for system updates and selective modernization to meet current renter expectations and sustain pricing power.
Safety indicators are broadly around national medians with a relative edge versus many Dallas–Plano–Irving peers. The neighborhood’s overall crime rank is competitive among Dallas–Plano–Irving neighborhoods (296 out of 1,108), while national positioning reflects about middle-of-the-pack conditions.
Recent trends are mixed. Violent offense rates are above the national median for safety (higher national percentile) and have declined markedly year over year (a stronger improvement percentile nationally). Property-related offenses track closer to national mid-range, with a recent uptick. For underwriting, this argues for standard security measures and resident engagement, rather than extraordinary mitigation.
Nearby employment centers in defense, life sciences, and semiconductors support commuter convenience and a durable renter base, including General Dynamics, Thermo Fisher Scientific, Texas Instruments South Campus, Texas Instruments, and Raytheon.
- General Dynamics — defense & aerospace offices (2.6 miles)
- Thermo Fisher Scientific — life sciences (2.6 miles)
- Texas Instruments South Campus — semiconductors (3.6 miles)
- Texas Instruments — semiconductors (3.7 miles) — HQ
- Raytheon — defense & aerospace offices (4.2 miles)
This 104-unit, 1996-vintage asset benefits from a renter-heavy neighborhood, strong park and cafe access, and proximity to major employers. Neighborhood occupancy trends are below national medians, but median rents sit in higher national percentiles—pointing to opportunity for well-managed assets with relevant amenities. Within a 3-mile radius, projections show a meaningful increase in households by 2028 alongside smaller average household sizes, expanding the local renter pool and supporting lease-up and renewal prospects.
Elevated home values and higher value-to-income ratios indicate a high-cost ownership market that tends to sustain reliance on multifamily housing. At the same time, low rent-to-income ratios by national comparison reduce affordability pressure, aiding retention. According to CRE market data from WDSuite, the submarket’s renter concentration and employer base underpin demand, while recent property offense trends and below-median neighborhood occupancy warrant prudent expense controls and asset-specific security planning.
- Renter-heavy neighborhood and projected household growth within 3 miles support a larger tenant base and occupancy stability.
- 1996 vintage competes well versus older local stock; targeted upgrades can capture higher-percentile rent benchmarks.
- High-cost ownership context reinforces multifamily demand, while lower rent-to-income ratios aid renewal and pricing resilience.
- Proximity to major employers (semiconductors, defense, life sciences) supports leasing depth and retention.
- Risks: neighborhood occupancy below national median and recent property crime uptick call for strong operations and security budgeting.