| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 54th | Fair |
| Amenities | 31st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 141 Valley View Dr, Lewisville, TX, 75067, US |
| Region / Metro | Lewisville |
| Year of Construction | 1985 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
141 Valley View Dr, Lewisville TX Multifamily Investment
Positioned in an inner-suburban pocket of Lewisville, the asset benefits from a sizable renter base and steady local incomes, according to WDSuite’s CRE market data. Investor focus: durable renter demand supported by nearby employment nodes and competitive rents relative to household incomes.
The neighborhood sits within the Dallas–Plano–Irving metro and carries a B- rating (ranked 597 among 1,108 metro neighborhoods), signaling balanced fundamentals for workforce-oriented multifamily. Restaurant density is strong (high national percentile), and grocery access ranks well above most areas nationally, while parks, pharmacies, and cafes are comparatively sparse. For investors, this mix supports daily convenience without depending on destination retail; it also suggests tenants may prioritize proximity to jobs and essentials over recreational amenities. Median contract rents at the neighborhood level track above national norms, and rent-to-income levels indicate manageable affordability pressure, which can aid retention and reduce turnover risk.
Vintage is a consideration: the property’s 1985 construction is older than the neighborhood’s average 1997 stock. This typically implies planning for near- to medium-term capital expenditures, but also presents value-add potential through unit and system upgrades versus newer competitive supply. Neighborhood occupancy trends sit below national averages, so underwriting should emphasize leasing execution and unit positioning; however, a relatively high renter concentration (neighborhood share in the mid-40% range of housing units renter-occupied) supports depth of tenant demand.
Within a 3-mile radius, WDSuite data shows population growth over the last five years and a projected increase through 2028, alongside a notable rise in households and a modest decline in average household size. For multifamily owners, more households and smaller sizes translate to a larger tenant base and sustained demand for rental units. Median incomes in the area have trended higher, reinforcing pricing power at renewal where product quality supports it. Home values in this submarket sit below many coastal and gateway markets, which can introduce some competition from ownership options; investors should lean on renovation scope and amenity execution to maintain a compelling rent-versus-own equation while leveraging insights from multifamily property research to track shifting affordability bands.
Safety indicators should be contextualized at the neighborhood level: the area ranks 904 out of 1,108 metro neighborhoods for crime, placing it below both metro and national benchmarks for safety (lower national percentile). Property and violent offense estimates have shown recent year-over-year increases. For investors, this warrants prudent operating practices—lighting, access control, and tenant screening—and conservative underwriting on loss assumptions. Conditions can vary block to block; view these figures as metro-comparative signals rather than precise site-level readings, and monitor trends over time as part of ongoing risk management.
- Xerox Corporation — corporate offices (1.1 miles)
- Stryker — corporate offices (3.7 miles)
- Michaels Cos. — corporate HQ (6.8 miles) — HQ
- Fluor — engineering & construction HQ (8.1 miles) — HQ
- Vistra Energy — energy HQ (8.2 miles) — HQ
Nearby corporate employment anchors help support renter demand and retention through commute convenience. Key nodes include Xerox Corporation, Stryker, Michaels Cos., Fluor, and Vistra Energy.
For a 32-unit asset built in 1985, the investment case centers on workforce demand, proximity to major employment nodes, and value-add potential relative to the neighborhood’s newer average stock. Neighborhood rents benchmark above national norms while rent-to-income levels indicate manageable affordability pressure, supporting retention where renovation scope aligns with tenant expectations. According to CRE market data from WDSuite, the broader 3-mile area is projected to see continued growth in households and incomes, which typically supports occupancy stability and renewal pricing for well-positioned assets.
Key considerations include below-average neighborhood occupancy and safety metrics at the metro-comparative level, which call for disciplined leasing, targeted improvements, and operating controls. Balanced against these risks are strong grocery and restaurant access, diverse nearby employers, and demographic tailwinds that expand the renter pool and support long-term fundamentals.
- Value-add upside from 1985 vintage versus newer neighborhood stock
- Expanding 3-mile household base and rising incomes support leasing and renewals
- Commute access to multiple corporate nodes underpins renter demand
- Manageable rent-to-income levels aid retention and stabilize cash flows
- Risks: softer neighborhood occupancy and safety trends require conservative underwriting and active management