| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 39th | Fair |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 205 Mathis St, Seagoville, TX, 75159, US |
| Region / Metro | Seagoville |
| Year of Construction | 1981 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
205 Mathis St, Seagoville TX — Stabilized Workforce Rental with Value-Add Upside
Neighborhood occupancy trends in the mid-90s and steady renter demand signal durable cash flow potential for a 1981 asset, according to WDSuite’s CRE market data. The location offers suburban fundamentals with room to enhance operations through targeted upgrades.
Seagoville sits within the Dallas–Plano–Irving metro and presents suburban dynamics that appeal to workforce renters. Neighborhood occupancy is solid (nationally above average), supporting lease stability for well-managed assets. Amenity access is moderate with groceries, pharmacies, and everyday services performing near or modestly above national medians, while cafes and restaurants are present but not dense. Average school ratings trend favorably versus national peers, which can aid family renter retention.
Within a 3-mile radius, the renter-occupied share is roughly one-quarter of housing units, indicating a defined but selective multifamily tenant base; this typically favors properties that compete on value and management quality rather than luxury positioning. Median contract rents in the area remain accessible relative to incomes, which can support retention and limit turnover risk for pragmatic unit finishes.
Relative to metro and national CRE trends, the neighborhood’s rent-to-income profile is favorable for operators, while ownership costs are moderate for North Texas, suggesting some competition from entry-level homeownership but also reinforcing the role of multifamily as the more accessible option for many households. The property’s 1981 vintage is slightly older than the neighborhood average construction year, pointing to value-add potential via interior modernization and system upgrades aligned to today’s renter expectations.
Demographics aggregated within a 3-mile radius show recent population growth with further expansion expected over the next five years, alongside a projected increase in households and a gradual decline in average household size. For investors, that implies a larger tenant base over time and incremental support for occupancy and leasing velocity, particularly for well-priced, renovated units.
Safety indicators are mixed but improving. Overall crime levels score slightly better than the national average, yet violent and property offense measures sit below national percentiles that investors typically prefer. Notably, recent year-over-year estimates indicate declines in both violent and property offenses, suggesting a positive directional trend rather than a static snapshot.
For underwriting, a prudent approach is to reflect the improving trend while maintaining conservative assumptions on security measures and operating practices. Comparisons should be made against the broader Dallas–Plano–Irving metro rather than block-level conclusions, as neighborhood figures are more reliable for investment screening.
The broader Southeast Dallas employment base supports commuter demand, with proximity to major corporate offices that can underpin renter retention. Nearby anchors include D.R. Horton, AT&T, Builders FirstSource, Jacobs Engineering Group, and Tenet Healthcare.
- D.R. Horton — homebuilding corporate offices (16.9 miles)
- AT&T — telecommunications HQ (17.2 miles) — HQ
- Builders FirstSource — building materials HQ (17.2 miles) — HQ
- Jacobs Engineering Group — engineering & professional services HQ (17.3 miles) — HQ
- Tenet Healthcare — healthcare services HQ (17.5 miles) — HQ
This 30-unit, 1981 community in Seagoville offers a pragmatic value-add thesis supported by solid neighborhood occupancy and a renter base oriented toward workforce housing. Based on CRE market data from WDSuite, neighborhood performance sits better than many areas nationwide on occupancy, while rent levels relative to incomes suggest manageable affordability pressure that can bolster retention and stabilize cash flow. Moderate amenity access and favorable school ratings further support family-oriented tenancy.
Forward-looking demographics within a 3-mile radius point to ongoing population growth and a rising household count, expanding the tenant pool over the next cycle. The 1981 vintage implies targeted capex—interiors, common areas, and select building systems—to lift rents to the competitive set while maintaining affordability. Underwriting should account for a suburban setting with a smaller renter concentration than urban Dallas and incorporate standard security and operating controls given mixed but improving safety trends.
- Stable neighborhood occupancy supports leasing continuity and cash flow
- 1981 vintage with clear value-add levers in interiors and systems
- 3-mile demographics indicate tenant pool expansion over the next five years
- Rent-to-income dynamics favor retention and measured rent growth
- Risks: smaller renter concentration, suburban amenity density, and prudent safety underwriting