| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 45th | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 501 Houston St, Waxahachie, TX, 75165, US |
| Region / Metro | Waxahachie |
| Year of Construction | 1985 |
| Units | 66 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
501 Houston St, Waxahachie TX Multifamily Investment
Neighborhood fundamentals point to steady renter demand and above-average occupancy for the area, according to WDSuite’s CRE market data. With a balanced renter base and solid daily-needs access, this asset benefits from stable leasing dynamics in the southern Dallas metro.
Neighborhood and Livability
The property is in an Inner Suburb pocket of the Dallas-Plano-Irving metro that is competitive among 1,108 metro neighborhoods (ranked 394th), signaling durable location fundamentals without relying on core-urban pricing. Neighborhood occupancy is 94.8% (70th percentile nationally), supporting an investor case for income stability rather than lease-up risk.
Access to daily conveniences is a relative strength: grocery density sits near the top of the market (97th percentile nationally), with restaurants and cafes also testing high (about the 90th and 82nd percentiles). Childcare availability trends strong as well (86th percentile). By contrast, immediate access to parks and pharmacies is limited, which may modestly affect lifestyle appeal but is often manageable for suburban renters.
The estimated renter-occupied share of neighborhood housing is 45.5%, indicating a sizable tenant base that typically supports leasing velocity and renewals. With a rent-to-income ratio around 0.19 (below the national median), affordability pressure appears comparatively manageable, a positive for retention and cash flow stability. Median home values index close to national mid-range, which implies some competition from ownership; however, this tends to keep multifamily positioned as a flexible option rather than purely price-driven.
Within a 3-mile radius, demographics show a larger tenant base forming: population rose materially over the last five years and is projected to expand further by 2028, alongside a notable increase in households and a slight downshift in average household size. Those trends generally translate to more renters entering the market and support for occupancy. This read is based on multifamily property research from WDSuite, which tracks both near-term and forward-looking neighborhood dynamics.
Vintage and asset positioning: Built in 1985, the property is older than the neighborhood’s average construction year (2007). Investors should underwrite for capital improvements and modernization, with corresponding potential to realize value-add upside and competitive differentiation versus newer stock.
Safety Context
Comparable neighborhood safety rankings are not available for this location in the current WDSuite release. Investors typically assess safety by comparing neighborhood trends to city and county benchmarks and by reviewing property-level measures (lighting, access controls, and management practices). Absent specific ranks or percentiles, the prudent approach is to combine on-site observations with local data to gauge how safety perceptions may influence leasing and retention.
Employment Base and Commute Access
Regional HQs and major employers within roughly 25–30 miles broaden the renter pool and support leasing stability, notably AT&T, Tenet Healthcare, Jacobs Engineering Group, Builders FirstSource, and HollyFrontier.
- AT&T — telecommunications (25.0 miles) — HQ
- Tenet Healthcare — healthcare services (25.3 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (25.3 miles) — HQ
- Builders Firstsource — building materials (25.4 miles) — HQ
- Hollyfrontier — energy & refining (26.0 miles) — HQ
Why Invest
501 Houston St offers scale at 66 units with neighborhood occupancy at 94.8%, a renter-occupied share near half of units, and strong access to daily services. According to CRE market data from WDSuite, this Inner Suburb location ranks competitive within the Dallas metro and sits in national upper tiers for grocery, restaurant, and childcare density—factors that typically aid leasing and renewals. The 1985 vintage is older than nearby stock, creating a clear value-add and capital-planning pathway to enhance rents and competitive standing.
Within a 3-mile radius, population and households have expanded meaningfully and are projected to grow further by 2028, pointing to a larger tenant base and support for occupancy stability. Affordability indicators (including a relatively modest rent-to-income ratio) suggest manageable retention risk, while home values near national mid-range mean multifamily competes on flexibility and convenience rather than only on price.
- Stable neighborhood occupancy and sizable renter base support consistent cash flow
- Daily-needs access (strong grocery, restaurant, childcare density) underpins leasing and renewals
- 1985 vintage presents value-add potential through targeted modernization and operational upgrades
- Watchpoints: competition from ownership options and limited nearby parks/pharmacies warrant positioning and amenity planning