| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 71st | Best |
| Amenities | 5th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 653 N Henry Hynds Expy, Van Alstyne, TX, 75495, US |
| Region / Metro | Van Alstyne |
| Year of Construction | 1986 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
653 N Henry Hynds Expy: Suburban Value-Add Multifamily, Van Alstyne
Neighborhood fundamentals point to steady renter demand supported by strong incomes and population growth, according to WDSuite’s CRE market data. The immediate area skews owner-occupied, but regional growth should support occupancy and rent durability for a professionally managed 36-unit asset.
Van Alstyne sits within the Sherman–Denison, TX metro and this neighborhood is rated B+ (ranked 14 of 50 metro neighborhoods), indicating competitive positioning among suburban locations. Neighborhood-level occupancy is above the metro median (ranked 23 of 50) and has trended modestly higher over the last five years, which supports a baseline for cash flow stability.
Livability leans toward residential over retail: amenity access ranks 37 of 50 locally and in the lower national percentiles, so most errands likely require a drive. In contrast, schools score well for the metro (average 4.0 out of 5; ranked 2 of 50 and in the top quartile nationally), a factor that can bolster leasing to family renters seeking stability.
The neighborhood’s housing stock is newer on average (2000 average construction year), while the subject’s 1986 vintage is older than nearby stock — a potential value-add angle through unit and systems upgrades to enhance competitive standing against newer properties.
Tenure patterns differ by lens: within the immediate neighborhood, the share of housing units that are renter-occupied is low, indicating a primarily owner-occupied area. However, demographic statistics aggregated within a 3-mile radius show a larger tenant base and rapid growth — population and households have expanded meaningfully in recent years with additional increases projected — which points to a wider catchment for multifamily leasing beyond the block face.
Home values in the neighborhood sit in higher national percentiles and household incomes are also high (95th percentile nationally), a combination that often sustains rental demand by making ownership a higher-cost alternative while supporting rent collections. According to WDSuite’s commercial real estate analysis, these dynamics can aid pricing power over time while requiring careful attention to affordability thresholds.
Neighborhood-level crime metrics are not available in this WDSuite dataset for Van Alstyne, so investors should benchmark safety using recent city and Grayson County trends and verified local sources. As with any suburban submarket, underwriting typically incorporates conservative assumptions and on-the-ground diligence to validate resident experience and security measures.
- Raytheon Company — defense & aerospace (13.6 miles)
- AT&T Datacenter — data infrastructure (22.1 miles)
- Dr Pepper Snapple Group — beverages (25.6 miles) — HQ
- Alliance Data Systems — financial services (25.8 miles) — HQ
- St Jude Medical — medical devices (26.0 miles)
The employment base includes defense, data infrastructure, and corporate HQs within commuting range, supporting workforce housing demand and lease retention for multifamily properties near major corridors.
This 36-unit, 1986-vintage asset offers a straightforward value-add path in a suburban neighborhood with above-median metro occupancy and strong school fundamentals. Elevated neighborhood home values alongside high household incomes expand the pool of renters who favor professionally managed housing, while rapid 3-mile population and household growth indicates a larger tenant base for sustained leasing.
Based on CRE market data from WDSuite, the neighborhood’s owner-leaning tenure suggests differentiation via renovated finishes and reliable operations to compete with newer stock and nearby single-family options. Investors should plan for targeted capital improvements typical of 1980s construction to sharpen positioning versus the metro’s newer average vintage.
- Suburban location with above-median neighborhood occupancy supports income stability
- 1986 vintage provides clear renovation and operational upside versus newer local stock
- Strong schools and higher home values sustain multifamily demand and retention
- 3-mile radius shows robust population and household growth, expanding the renter pool
- Risk: amenity-light, owner-leaning neighborhood may require sharper pricing and unit upgrades to maintain lease-up velocity