| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 33rd | Poor |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1716 S Edmonds Ln, Lewisville, TX, 75067, US |
| Region / Metro | Lewisville |
| Year of Construction | 1982 |
| Units | 111 |
| Transaction Date | 2016-07-26 |
| Transaction Price | $10,250,000 |
| Buyer | Cottages On Edmonds ICG, LLC |
| Seller | Mosaic Renaissance, LP |
1716 S Edmonds Ln, Lewisville TX Multifamily Investment
Steady neighborhood occupancy and a broad renter base support income resilience, according to WDSuite s CRE market data, with positioning suited for durable, workforce demand in the Dallas-Plano-Irving metro.
This Inner Suburb location in Lewisville offers day-to-day convenience and access to the broader Dallas-Plano-Irving employment core. Neighborhood occupancy trends sit in the upper tier nationally (above the 75th percentile), indicating relatively stable renter demand compared with many U.S. neighborhoods. Median contract rents in the area track above national norms, suggesting pricing power when operations are well managed.
Amenities skew practical rather than lifestyle-centric: restaurants are comparatively dense (competitive among Dallas-Plano-Irving neighborhoods, with a rank better than 40% of the 1,108 metro neighborhoods), while grocery access is solid relative to national benchmarks. However, parks, pharmacies, and cafes are limited locally, which may modestly reduce walkable appeal but is mitigated by regional retail and services within short drives. Average school ratings for the neighborhood trend below many areas nationally, a consideration for family-oriented leasing strategies.
Tenure and demographics indicate a deep renter pool: within a 3-mile radius, renter-occupied housing units comprise a slightly larger share than owners, supporting consistent leasing activity and a broad applicant pipeline. The 3-mile area shows population growth over the last five years and is projected to expand further alongside household counts, which should translate into a larger tenant base and help sustain occupancy. Household incomes in the 3-mile radius have risen meaningfully, and the neighborhood s rent-to-income profile points to manageable affordability pressure that can aid retention while allowing measured rent optimization.
Asset vintage is a factor: with construction in 1982, the property is older than the neighborhood s average 1988 vintage. Investors should underwrite ongoing capital planning and targeted renovations to remain competitive against newer product, capturing value-add upside where common areas, exteriors, and systems upgrades enhance leasing velocity and renewal rates.
Safety indicators for the neighborhood are below national averages, with the area ranking in the lower half among 1,108 Dallas-Plano-Irving neighborhoods and landing in lower national percentiles. Recent data also shows year-over-year increases in both property and violent offense rates. While many residents choose neighborhoods for regional access and value, investors should account for security line items, lighting and visibility improvements, and partnership with local community initiatives to support resident comfort and lease retention.
framing this comparatively: the neighborhood does not sit in the top quartile nationally for safety and trails the metro median. Monitoring trend direction and incorporating proactive on-site practices can help mitigate risk and support stable operations.
Proximity to corporate employment anchors underpins workforce housing demand and commute convenience. Key nearby employers include Xerox Corporation, Stryker, Michaels, Fluor, and Vistra Energy, supporting leasing depth and resident retention.
- Xerox Corporation corporate offices (1.8 miles)
- Stryker corporate offices (3.3 miles)
- Michaels Cos. corporate offices (7.6 miles) HQ
- Fluor corporate offices (9.1 miles) HQ
- Vistra Energy corporate offices (9.1 miles) HQ
1716 S Edmonds Ln is a 111-unit, 1982-vintage asset positioned for durable, workforce-oriented demand in an inner-suburban pocket of the Dallas-Plano-Irving metro. Neighborhood occupancy trends sit above national averages, and within a 3-mile radius the renter share is substantial with growing population and households, expanding the tenant base and supporting occupancy stability. Elevated ownership costs relative to incomes are moderate locally, reinforcing reliance on rental housing without signaling acute affordability pressure that could undermine retention.
Operationally, the 1982 vintage presents clear value-add levers through curated capital improvements and amenity refreshes to compete with newer stock. According to CRE market data from WDSuite, area restaurants and grocery access are comparatively strong while walk-to parks and cafes are limited, pointing to a car-oriented lifestyle but broad regional access. Investors should underwrite prudent security measures and selective concessions strategy given below-average safety indicators and school ratings relative to national norms.
- Occupancy above national norms supports income durability and leasing stability.
- Expanding 3-mile renter base and household growth underpin demand and renewal potential.
- 1982 vintage enables targeted value-add: interiors, common areas, and systems upgrades.
- Practical amenity access (restaurants/grocers) with regional connectivity suits workforce renters.
- Risks: below-average safety metrics and lower school ratings require enhanced operations and underwriting discipline.