| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 13th | Poor |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 133 Park Hills Dr, Waxahachie, TX, 75165, US |
| Region / Metro | Waxahachie |
| Year of Construction | 2008 |
| Units | 102 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
133 Park Hills Dr, Waxahachie TX Multifamily Investment
Renter concentration near half of neighborhood housing units points to a stable tenant base, according to WDSuite's CRE market data. Newer 2008 construction enhances competitiveness versus older local stock while keeping capital plans more predictable.
Located in an Inner Suburb of the Dallas-Plano-Irving metro, the neighborhood carries a C- rating and ranks 901 out of 1,108 metro neighborhoods. That places it below the metro median, but with fundamentals that still support workforce housing demand for well-positioned assets.
The property's 2008 vintage is newer than the area's older average housing stock (construction skewed mid-20th century), which can translate into fewer near-term system overhauls and stronger renter appeal versus legacy buildings. Neighborhood occupancy has been steady in the low-90s in recent years, supporting leasing stability, while rents have risen meaningfully over five years based on WDSuite's commercial real estate analysis.
Amenity access is mixed: cafes and restaurants track around the national mid-to-upper range (cafes near the 75th percentile; restaurants near the mid-50s), parks are modestly above average nationally, and grocery access trends slightly above national midline. Childcare and pharmacy counts are limited locally, which may prompt some residents to rely on nearby districts for services.
Tenure data shows a high renter-occupied share at roughly half of units, placing the neighborhood in a strong national percentile for renter concentration. For investors, that indicates depth in the tenant pool and supports occupancy durability for appropriately priced units. A value-to-income ratio that is elevated versus national peers suggests a relatively high-cost ownership landscape, which tends to reinforce reliance on rental housing and can aid lease retention.
Within a 3-mile radius, population and households have inched up over the last five years, with households growing faster than population, implying slightly smaller average household sizes and a gradual expansion of the renter pool. Forward-looking projections within the same 3-mile radius call for notable increases in both population and household counts over the next five years, which would expand the addressable tenant base if realized.
Comparable crime metrics at the neighborhood level are not available in WDSuite for this location. Investors typically benchmark area safety by reviewing city and county trend reports, police blotter data, and property-level incident histories to contextualize on-the-ground conditions relative to the broader Dallas-Plano-Irving region.
Regional employment anchors within commuting range include headquarters and major corporate offices in Dallas that help support renter demand via diverse white-collar and healthcare-adjacent roles: AT&T, Tenet Healthcare, Jacobs Engineering Group, Builders FirstSource, and HollyFrontier.
- AT&T — telecommunications (28.7 miles) — HQ
- Tenet Healthcare — healthcare services (29.0 miles) — HQ
- Jacobs Engineering Group — engineering & consulting (29.1 miles) — HQ
- Builders Firstsource — building materials (29.1 miles) — HQ
- Hollyfrontier — energy (29.7 miles) — HQ
This 102-unit asset, built in 2008 with efficient average unit sizes, is positioned to compete well against older neighborhood stock while maintaining practical capital needs. Neighborhood renter concentration is high, and occupancy has trended stable, signaling a durable tenant base when pricing aligns with local incomes. According to CRE market data from WDSuite, ownership costs in the area are relatively elevated versus incomes, which typically sustains rental demand and can support retention for well-managed properties.
Within a 3-mile radius, recent household growth and projections for additional population and household increases point to a larger renter pool ahead, a potential tailwind for leasing and occupancy. Amenity access is mixed but serviceable for workforce renters, and the property's newer vintage provides a relative quality edge versus older nearby inventory.
- 2008 vintage competes well against older neighborhood stock, limiting near-term system capex risk.
- High renter concentration locally supports depth of tenant demand and occupancy stability.
- Elevated ownership costs relative to incomes reinforce renter reliance and can aid lease retention.
- 3-mile projections indicate population and household expansion, a potential leasing tailwind.
- Risks: limited local childcare/pharmacy options and potential drift toward higher ownership share could temper renter depth; active lease management is advisable.