| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 39th | Fair |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4224 King St, Greenville, TX, 75401, US |
| Region / Metro | Greenville |
| Year of Construction | 1975 |
| Units | 116 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4224 King St Greenville Multifamily Investment
Neighborhood renter-occupied share is high, supporting a deep tenant base and steady leasing, according to WDSuite’s CRE market data.
Located in Greenville, Texas within the Dallas–Plano–Irving metro, the neighborhood is rated B- and competitive among 1,108 metro neighborhoods, with an Inner Suburb profile. Renter-occupied housing is prevalent (top decile nationally), which signals a broad customer base for multifamily and supports demand durability for a 116-unit asset.
Daily convenience is a relative strength: grocery, parks, and pharmacies each sit around the high-70s national percentiles, while restaurant density is above the national midpoint. Café and childcare density are thinner locally, so residents may rely more on larger retail nodes nearby for these services.
Neighborhood occupancy trends sit below the metro median, indicating room for operational improvement at stabilized assets and the need for active leasing management. Median contract rents are around the national midpoint and have trended upward over the past five years, with WDSuite’s CRE market data also pointing to continued rent growth expectations at the 3-mile level.
Home values benchmark in the lower national percentiles, creating a more accessible ownership market relative to higher-cost metros. For investors, that typically means balanced dynamics: some competition from entry-level ownership, but sustained reliance on rental housing given income mix and the strong renter concentration. The property’s 1975 vintage is older than the neighborhood average year built (1996), suggesting potential value-add through exterior/interior updates and capital planning for aging systems to enhance competitiveness against newer stock.
Demographics within a 3-mile radius show households roughly stable in recent years with smaller average household sizes, and WDSuite’s data indicates a forward outlook of household growth, which would expand the local renter pool and support occupancy stability over time.
Based on WDSuite’s data, overall crime levels benchmark modestly better than national averages for property offenses (around the 60th percentile nationally), with recent year-over-year declines in both property and violent categories. Violent crime sits closer to the national middle (around the mid-30s percentile for safety), so investors should underwrite routine safety measures and resident engagement, while recognizing the improving trend.
Within the Dallas–Plano–Irving metro (1,108 neighborhoods), the neighborhood compares favorably to many peers on property-related metrics and is competitive among metro neighborhoods. Trend direction is constructive, but underwriting should account for submarket variability rather than block-level assumptions.
Regional employment is anchored by large corporate and technology-heavy firms accessible by car, supporting workforce housing demand and lease retention for commuters, including D.R. Horton, Raytheon Company, AT&T Datacenter, Avnet Electronics, and General Dynamics.
- D.R. Horton, America's Builder — homebuilding (30.6 miles)
- Raytheon Company — defense & aerospace offices (31.8 miles)
- AT&T Datacenter — telecommunications infrastructure (33.3 miles)
- Avnet Electronics — electronics distribution (33.5 miles)
- General Dynamics — defense & aerospace offices (36.0 miles)
4224 King St offers exposure to a renter-oriented Inner Suburb pocket of the Dallas–Plano–Irving metro where the renter-occupied share is high and daily conveniences (grocery, parks, pharmacies) rank above national medians. Neighborhood occupancy benchmarks below the metro median, indicating potential to capture operational upside through leasing focus, unit turns, and amenity positioning. The 1975 vintage presents a clear value-add path via targeted renovations to compete with younger stock while addressing long-term systems.
Within a 3-mile radius, households have been steady with signs of future growth, pointing to renter pool expansion that can support occupancy stability. Ownership costs are relatively accessible versus national norms, which balances pricing power with some competition from entry-level ownership. According to CRE market data from WDSuite, rents have risen in recent years and are expected to continue trending upward locally, supporting revenue management for well-positioned assets.
- High renter concentration supports depth of demand and lease-up resiliency
- Convenience amenities outperform national medians, aiding retention
- 1975 vintage offers value-add potential through renovations and system upgrades
- Directionally rising rents per WDSuite data support revenue management
- Risks: occupancy trails metro median; limited cafes/childcare; commuter exposure to regional job centers