| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Poor |
| Demographics | 24th | Poor |
| Amenities | 35th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 311 Bear Creek Dr, Ferris, TX, 75125, US |
| Region / Metro | Ferris |
| Year of Construction | 1983 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
311 Bear Creek Dr, Ferris, TX Multifamily Investment
Neighborhood occupancy trends are steady and renter demand is supported by proximity to major Dallas employment hubs, according to WDSuites CRE market data. For investors, the areas owner-leaning housing stock points to a stable but selective tenant base.
Located in Ferris within the DallasPlanoIrving metro, the neighborhood carries a C- rating and ranks 961 out of 1,108 metro neighborhoods, placing it below the metro median. Amenity density is modest (cafes and pharmacies are sparse), so daily needs often require short drives, while parks and basic services are present but not concentrated. Average school ratings in the neighborhood track below national norms, which can factor into family renter preferences.
Neighborhood occupancy is solid and sits above national midpoints, supporting leasing stability rather than rapid turnover. The share of renter-occupied housing units in the neighborhood is on the lower side, indicating an owner-leaning area; for multifamily owners, that typically means a defined but more selective renter pool and potential for steadier retention when the product fits local household needs.
Within a 3-mile radius, population and households have grown over the past five years, and projections point to additional household growth through 2028. This points to a gradually expanding tenant base and supports occupancy stability as more households enter the market, even as average household size trends lower. Median contract rents in the neighborhood remain comparatively accessible relative to incomes, which reduces affordability pressure and can support renewals and lease management.
Median home values in the neighborhood are on the lower side for the region, creating a more accessible ownership landscape that can compete with rentals. For operators, this backdrop favors product differentiation, resident experience, and value proposition to sustain pricing power. The average neighborhood construction year skews late-1970s; this propertys 1983 vintage is somewhat newer than that baseline, suggesting competitive positioning versus older stock, while still warranting capital planning for aging systems and potential value-add upgrades.
Safety indicators are mixed but generally favorable in comparative terms. Overall crime levels sit slightly better than the national midpoint. Violent offense risk tracks in the top quartile nationally, while property offense levels compare favorably to many U.S. neighborhoods but have shown a recent year-over-year uptick that investors should monitor in operations and security budgeting. Among the 1,108 neighborhoods in the DallasPlanoIrving metro, the area reads as broadly comparable to many suburbanrural edges rather than a high-incident hotspot.
The workforce base is anchored by large corporate headquarters within roughly 2025 miles, supporting commuter demand and lease retention for workforce-oriented units. Nearby anchors include Builders Firstsource, Jacobs Engineering Group, AT&T, Tenet Healthcare, and Hollyfrontier.
- AT&T telecommunications (19.1 miles) HQ
- Builders Firstsource building materials (19.4 miles) HQ
- Jacobs Engineering Group engineering & professional services (19.4 miles) HQ
- Tenet Healthcare healthcare services (19.6 miles) HQ
- Hollyfrontier petroleum refining (20.3 miles) HQ
311 Bear Creek Dr is a 24-unit, 1983-vintage asset positioned in an owner-leaning pocket of Ellis County with steady neighborhood occupancy and commuter access to Dallas job centers. The submarkets comparatively accessible rents versus incomes suggest manageable affordability pressure, supporting renewals, while a growing 3-mile household base signals a gradually expanding renter pool. Based on commercial real estate analysis and CRE market data from WDSuite, neighborhood occupancy trends sit above national midpoints, indicating durable demand even as amenity density remains modest.
The 1983 vintage offers a competitive edge against older neighborhood stock and an avenue for targeted value-addmodernizations to kitchens, baths, exteriors, and building systemsto enhance rent positioning. Key watch items include below-average school ratings, limited walkable amenities, an uptick in property offenses, and potential competition from relatively accessible ownership paths, which together call for disciplined underwriting and resident retention strategy.
- Solid neighborhood occupancy and a defined renter base support leasing stability
- 1983 vintage allows targeted value-add and system upgrades versus older local stock
- Rents comparatively accessible to incomes underpin retention and pricing discipline
- Commuter access to major Dallas headquarters supports workforce demand
- Risks: limited amenities, below-average schools, rising property offenses, and ownership competition