| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Poor |
| Demographics | 9th | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1488 May Road Cir, Seagoville, TX, 75159, US |
| Region / Metro | Seagoville |
| Year of Construction | 1980 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1488 May Road Cir Seagoville Multifamily Opportunity
Neighborhood occupancy is currently fully absorbed, indicating tight local housing conditions that can support leasing stability, according to WDSuite s CRE market data. Affordability levels suggest room for renter demand, but investors should underwrite conservatively given a smaller renter base in this submarket.
Seagoville sits on the suburban edge of the Dallas-Plano-Irving metro, where day-to-day amenities are thinner than core Dallas submarkets. Amenity availability ranks 751 out of 1,108 metro neighborhoods (below the metro median), while park access is competitive among Dallas-Plano-Irving neighborhoods at rank 286 of 1,108 (73rd percentile nationally). This mix points to a quieter residential setting with some recreational access but fewer cafes, groceries, and pharmacies nearby.
The neighborhood s housing stock skews similar in era to the broader area; the subject property was built in 1980, slightly older than the neighborhood average year of 1985. For investors, this typically translates into capital planning for systems and interiors, with potential value-add or repositioning to improve competitive standing against newer product.
Renter concentration in the neighborhood is measured at 26.9% of housing units, indicating a smaller renter-occupied base relative to more urban Dallas submarkets. That can mean a narrower but potentially stable tenant pool; underwriting should focus on demand drivers like commute access and workforce-serving employers to support occupancy. Median contract rents in the neighborhood sit around the lower third nationally, which can aid lease retention, though accessible ownership options may add competitive pressure at turn.
Within a 3-mile radius, population grew modestly in the last five years and households increased by roughly 3.6%, expanding the local tenant base. Projections indicate further household growth in the next five years, suggesting continued renter pool expansion that can support occupancy. Income trends in the 3-mile area have improved, which can support gradual rent gains without overextending affordability.
Home values in the neighborhood are lower than many Dallas submarkets and near the lower third nationally, while the value-to-income ratio is mid-range. For multifamily investors, this implies a balance: an accessible ownership market can create some competition at renewal, but comparatively moderate rents and a measured rent-to-income ratio offer levers for retention and pricing discipline.
Safety indicators are mixed but generally respectable in a national context. The neighborhood sits around the 59th percentile for overall safety compared with neighborhoods nationwide, indicating modestly better-than-average conditions.
Recent trends point to a sharp decline in property-related incidents over the last year, while violent incidents showed an uptick from a low base. Investors should view this as a monitoring item rather than a thesis driver, tracking management practices and local policing trends across the Dallas-Plano-Irving metro.
Proximity to major corporate offices broadens the commuter tenant base and supports lease retention, particularly for workforce housing tied to homebuilding, telecommunications, building materials, engineering, and healthcare services.
- D.R. Horton homebuilding (16.2 miles)
- AT&T telecommunications (16.8 miles) HQ
- Builders FirstSource building materials (16.9 miles) HQ
- Jacobs Engineering Group engineering (16.9 miles) HQ
- Tenet Healthcare healthcare services (17.2 miles) HQ
This 80-unit asset at 1488 May Road Cir benefits from a neighborhood that is currently fully absorbed, a signal of tight local supply and potential occupancy stability. Built in 1980, the property is slightly older than nearby stock, which typically supports a value-add thesis through targeted renovations and systems updates to enhance competitive positioning. According to CRE market data from WDSuite, local rents trend in the lower national tiers, offering a relative affordability angle that can aid retention.
Within a 3-mile radius, recent population and household growth modestly expanded the tenant base, and projections point to further increases in households, reinforcing demand for rental housing over the medium term. At the same time, an accessible ownership market and limited nearby amenities suggest cautious underwriting on rent growth and a focus on durable tenant demand tied to commuting access and nearby employment centers.
- Tight neighborhood absorption supports occupancy stability
- 1980 vintage offers clear value-add and modernization upside
- Lower national rent positioning supports retention and pricing flexibility
- Expanding 3-mile household base underpins medium-term renter demand
- Risks: limited nearby amenities, smaller renter-occupied share, and mixed safety trends