| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 42nd | Fair |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 110 Sierra Grande St, Red Oak, TX, 75154, US |
| Region / Metro | Red Oak |
| Year of Construction | 1987 |
| Units | 63 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
110 Sierra Grande St Red Oak Multifamily Value-Add
Positioned in a growing suburban pocket of the Dallas-Plano-Irving metro, this 63-unit asset offers stable renter demand with modernization upside, according to WDSuite’s CRE market data.
Red Oak’s neighborhood profile is competitive among Dallas-Plano-Irving neighborhoods (ranked 371 out of 1,108 with a B+ rating), signaling balanced fundamentals that support multifamily operations. Amenity access trends above the national median, with groceries, restaurants, and cafes registering nationally in the low- to high-70s percentiles. While dedicated park acreage is limited, daily-needs retail and services are present and support day-to-day convenience.
Neighborhood occupancy is reported in the low 90s and sits slightly above national norms, based on CRE market data from WDSuite. Within a 3-mile radius, the renter-occupied share is about one-fifth of housing units today and is projected to rise over the next few years, implying gradual renter pool expansion. This tenure mix suggests a workable but competitive leasing environment where marketing and unit quality influence capture of new household growth.
Demand drivers are reinforced by demographic momentum within a 3-mile radius: population and households have grown in recent years and are projected to continue increasing, with household size trending smaller. For investors, that points to a larger tenant base over time and supports occupancy stability. Median household incomes in the area are solid for the metro, and rent-to-income ratios indicate manageable affordability pressure, which can aid retention and reduce turnover risk.
Ownership costs in the surrounding area are relatively elevated versus incomes by national comparison, which tends to sustain reliance on rental options and supports pricing power without overextending residents. For practical positioning, the property competes in a suburban setting with newer stock nearby; thoughtful upgrades can help differentiate against 2000s-vintage comparables while meeting renter expectations noted in WDSuite’s commercial real estate analysis.
Safety indicators are mixed in a way common to fast-growing suburban corridors. Within the metro context, the neighborhood is competitive among Dallas-Plano-Irving neighborhoods (304 out of 1,108). Nationally, overall conditions benchmark near the middle of the pack.
Breakouts provide additional context: property and violent offense measures land in stronger national percentiles, indicating comparatively better standing than many U.S. neighborhoods. Year-over-year movements show recent upticks, so investors should monitor trend direction and align on-site practices (lighting, access control, resident engagement) with evolving conditions rather than assuming a static risk profile.
Corporate headquarters and major offices within commuting distance broaden the white-collar and healthcare employment base, supporting renter demand and retention through steady in-metro job access. Nearby anchors include telecommunications, engineering, healthcare, building materials, and energy refining.
- AT&T — telecommunications (17.0 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (17.3 miles) — HQ
- Tenet Healthcare — healthcare services (17.3 miles) — HQ
- Builders Firstsource — building materials (17.4 miles) — HQ
- Hollyfrontier — energy refining (18.0 miles) — HQ
Built in 1987, the property is older than nearby 2000s-vintage stock, creating value-add potential through targeted renovations and system updates that can enhance competitive positioning. Neighborhood occupancy is in the low 90s and slightly above national norms, and rising household counts within a 3-mile radius suggest a larger tenant base over the next several years. According to CRE market data from WDSuite, amenity access trends above the national median and rent-to-income dynamics indicate manageable affordability pressure, supporting retention and steady leasing.
Ownership costs in the area are relatively high versus incomes by national comparison, which tends to reinforce reliance on rental housing and sustain demand for well-located multifamily. With multiple corporate employment nodes within commuting distance and a suburban context favored by family households, this asset can capture growth with a focused upgrade program and disciplined operations, while monitoring neighborhood safety trends and competition from newer stock.
- Value-add upside: 1987 vintage versus newer neighborhood stock supports renovation-driven rent and NOI lift.
- Demand depth: population and household growth within 3 miles expand the renter pool and support occupancy stability.
- Retention support: rent-to-income levels indicate manageable affordability pressure and steady leasing.
- Employment access: proximity to multiple corporate HQs broadens the commuter base and leasing funnel.
- Risks: newer competitive supply and monitoring of safety trends may influence renovation scope and underwriting.