| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 57th | Good |
| Amenities | 10th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2250 Brown St, Waxahachie, TX, 75165, US |
| Region / Metro | Waxahachie |
| Year of Construction | 1996 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2250 Brown St Waxahachie Multifamily Investment Opportunity
Neighborhood occupancy is strong at 98.2%—a supportive backdrop for stabilized cash flow at the submarket level, according to WDSuite’s CRE market data. This location benefits from suburban demand drivers while offering value-add potential relative to newer nearby stock.
Situated in suburban Waxahachie within the Dallas–Plano–Irving metro, the property is positioned in a neighborhood rated B- with occupancy at 98.2% and ranked in the top quartile among 1,108 metro neighborhoods for both occupancy and income performance (NOI per unit average). Based on WDSuite’s commercial real estate analysis, this points to steady renter demand and leasing stability at the neighborhood level.
Renter-occupied housing accounts for roughly three in ten units in the neighborhood, indicating a moderate renter concentration that supports depth of tenant demand without oversaturation. Median contract rents here track above national norms, while the rent-to-income profile (0.18) suggests manageable affordability pressures that can aid retention and reduce turnover risk.
Within a 3-mile radius, demographics show notable expansion: population and households have grown meaningfully and are projected to continue increasing, with households expected to expand further and average household size trending slightly smaller. For investors, that implies a larger tenant base over time and sustained demand for rental units, supporting occupancy stability and leasing velocity.
Local amenities within the immediate neighborhood are limited (amenity rank sits well below the metro median), and average school ratings are around the national midpoint. While this may temper some lifestyle-driven demand, the metro-scale access to jobs across Dallas County offsets near-term amenity gaps for many renters focused on commute convenience and suburban living. The average construction year in the neighborhood is 2018; by comparison, a 1996-vintage asset may trail newer competitive stock, creating a clear value-add path via interior upgrades and systems modernization.
Comparable neighborhood-level safety metrics were not available in WDSuite for this location at the time of publication. Investors typically benchmark crime trends against the broader Dallas–Plano–Irving metro and city of Waxahachie to understand relative safety and trajectory.
Practical underwriting steps include reviewing recent city and county reports, consulting insurer loss data, and inspecting on-site security features. This approach helps contextualize risk without relying on block-level precision, which can be misleading for investment decisions.
Employment access is supported by proximity to major Dallas corporate headquarters and offices, reinforcing commuter demand for workforce housing. Key nearby employers include AT&T, Jacobs Engineering Group, Tenet Healthcare, Builders FirstSource, and HollyFrontier.
- AT&T — telecommunications (25.1 miles) — HQ
- Jacobs Engineering Group — engineering & consulting (25.4 miles) — HQ
- Tenet Healthcare — healthcare services (25.5 miles) — HQ
- Builders Firstsource — building materials (25.5 miles) — HQ
- Hollyfrontier — energy (26.1 miles) — HQ
This 72-unit, 1996-vintage asset sits in a high-occupancy suburban neighborhood with median rents above national norms and a rent-to-income profile that supports retention. Within a 3-mile radius, both population and household counts have grown and are projected to expand further, indicating a larger tenant base and durable leasing demand. Relative to a neighborhood average construction year of 2018, the property’s earlier vintage points to actionable value-add via interior refreshes and selective capital improvements to maintain competitiveness.
According to CRE market data from WDSuite, the neighborhood ranks in the top quartile among metro peers for occupancy and income performance, supporting an underwriting case for stable cash flow. Home values in the area are elevated versus national benchmarks, which can reinforce reliance on rental options and sustain renter demand over time.
- High neighborhood occupancy and above-average income performance support cash flow stability
- Expanding 3-mile population and households point to a growing renter pool
- 1996 vintage offers clear value-add potential versus newer 2018-average competitive stock
- Elevated ownership costs locally can sustain multifamily demand and aid lease retention
- Risks: limited immediate neighborhood amenities and middling school ratings may temper some demand; capex needed to modernize vs newer builds