| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Poor |
| Demographics | 44th | Fair |
| Amenities | 12th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2305 Gilmer St, Caddo Mills, TX, 75135, US |
| Region / Metro | Caddo Mills |
| Year of Construction | 1988 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2305 Gilmer St, Caddo Mills TX Investment Opportunity
Suburban growth and a car-oriented location support steady renter demand, according to WDSuites CRE market data, with neighborhood occupancy around the low-90% range and income profiles that sit above national norms.
Caddo Mills sits on the far edge of the DallasPlanoIrving metro and functions as a Rural, drive-to submarket. Amenities are thin locally (cafes, parks, and pharmacies are sparse), so residents rely on nearby towns and the DallasCollin County job hubs for daily needs and employment. This car-dependent dynamic generally attracts households seeking space and price certainty over walkability.
Relative to the metros 1,108 tracked neighborhoods, local livability inputs trend below the median on amenity access, while the neighborhoods crime rank is better than the metro median. Nationally, median household income benchmarks in the area test in the upper quartiles, indicating a stronger earnings base than many peer suburban locales, which can support rent collections and reduce turnover volatility.
On housing fundamentals, neighborhood occupancy registers near 90.1% with median contract rents positioned in the upper-middle range nationally. For investors, that mix suggests stable utilization without the frictions of overheated leasing conditions. The renter-occupied share within a 3-mile radius is modest, implying a smaller but potentially underserved tenant base; sustained single-family ownership nearby can temper supply competition from large rental clusters even as it narrows the immediate renter pool.
Within a 3-mile radius, WDSuites commercial real estate analysis indicates recent population growth with additional household gains projected over the next five years. Forecasts also point to slightly smaller household sizes ahead, which can favor efficient floor plans and support lease-up for compact units while maintaining pricing discipline.
Safety indicators compare favorably: the neighborhood ranks above the metro median (188 out of 1,108) and sits in stronger national percentiles for violent offenses, signaling a comparatively safer environment versus many U.S. neighborhoods. That backdrop generally supports retention and broadens the prospective renter base.
However, recent data show a notable one-year uptick in property offenses even as violent offense measures remain strong. Investors should account for routine security best practices and insurance considerations while monitoring trend direction rather than anchoring to a single-year swing.
Proximity to major North Texas employers underpins commute-oriented renter demand, with access to homebuilding, electronics, telecom infrastructure, defense, and semiconductor offices that can support leasing velocity and retention.
- D.R. Horton, Americas Builder homebuilding (22.6 miles)
- Avnet Electronics electronics distribution (25.8 miles)
- AT&T Datacenter telecom/datacenter (26.5 miles)
- Raytheon Company defense & aerospace offices (26.5 miles)
- Texas Instruments semiconductors (32.5 miles) HQ
Built in 1988, the asset is older than much of the surrounding stock, which skews newer across this metro. That vintage creates clear value-add pathwaysexterior/interior updates, systems modernization, and curb-appeal upgradesto sharpen competitive positioning against 2000s-era product while managing capital planning in phases. Neighborhood occupancy sits near 90%, pointing to steady utilization rather than peak-tight conditions, and median rents relative to incomes suggest room for disciplined pricing without overextending affordability.
Within a 3-mile radius, population and household counts have expanded and are projected to continue rising, enlarging the tenant base over the medium term. At the same time, renter concentration nearby is modest, which reduces direct competition from large rental clusters but requires targeted leasing and amenity programming. Based on CRE market data from WDSuite, safety benchmarks rank above metro medians nationally, though a recent uptick in property offenses warrants routine risk controls. Overall, the thesis favors a value-add hold focused on durable, commute-driven demand and operational optimization.
- 1988 vintage supports value-add and systems upgrades to improve rentability
- Neighborhood occupancy near 90% indicates stable, serviceable leasing conditions
- 3-mile population and household growth expand the tenant base over time
- Commute access to diversified regional employers supports workforce housing demand
- Risks: thin local amenity base and recent property crime uptick require proactive management