| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 33rd | Poor |
| Amenities | 28th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 801 W Main St, Quinlan, TX, 75474, US |
| Region / Metro | Quinlan |
| Year of Construction | 1994 |
| Units | 33 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
801 W Main St Quinlan Multifamily Investment
Neighborhood data points to a deep renter base alongside softer occupancy, according to WDSuite’s CRE market data; investors should weigh demand resilience from renter concentration against recent leasing softness measured for the neighborhood, not the property.
Quinlan sits on the outer edge of the Dallas–Plano–Irving region and skews suburban with limited amenities nearby. The neighborhood’s amenity profile tracks below many Dallas metro areas (amenities rate in the lower national percentiles), and average school ratings are similarly below national norms. For investors, this typically favors value pricing and workforce housing positioning over lifestyle-driven premiums.
Neighborhood occupancy is measured at 80.0% and ranks 1,084 out of 1,108 Dallas–Plano–Irving neighborhoods, indicating leasing is weaker than the metro median. At the same time, renter-occupied housing represents 51.6% of units and sits in a high national percentile, pointing to a sizable tenant pool that can support absorption and renewal activity when operations are well managed. These are neighborhood metrics, not property-level performance.
The property’s 1994 vintage is newer than the neighborhood’s average construction year of 1987. That positioning can help competitiveness versus older stock, while still leaving room for targeted system updates or cosmetic renovations that support rent positioning and expense planning.
Within a 3-mile radius, recent population trends show contraction alongside smaller household sizes, yet forecasts point to an increase in total households by 2028. More households with fewer people per unit can translate into a broader renter pool even if the renter share moderates, offering a path to steady demand for appropriately sized units.
Home values in the neighborhood track on the lower end nationally, and the rent-to-income ratio of 0.24 suggests relatively modest affordability pressure for renters. In practice, this can aid retention and reduce turnover sensitivity, though more accessible ownership options may compete with Class B/C rentals on the margin.
Comparable neighborhood crime statistics are not available in WDSuite for this location, so we avoid block-level claims. Investors should benchmark safety perceptions against nearby Dallas–Plano–Irving submarkets and review city and county public sources to understand trend direction.
Given the suburban setting and commuter orientation, leasing strategy often benefits from practical measures such as strong lighting, access control, and community standards, which can support resident retention even when regional data is limited.
- D.R. Horton, America's Builder — homebuilding offices (23.8 miles)
- Avnet Electronics — electronics distribution offices (30.6 miles)
- Raytheon — defense & aerospace offices (32.1 miles)
- Thermo Fisher Scientific — life sciences offices (32.3 miles)
- General Dynamics — defense & aerospace offices (32.6 miles)
This 33-unit, small-format asset built in 1994 offers a workforce-oriented thesis: a large renter concentration at the neighborhood level, relatively modest rent-to-income ratios, and positioning that is newer than the average local stock. Based on commercial real estate analysis from WDSuite, neighborhood occupancy sits below many Dallas metro areas, so execution will hinge on operational discipline and measured rent strategy rather than rapid mark-to-market assumptions.
Within a 3-mile radius, headcount has been trending lower while average household size is shrinking, and forecasts indicate growth in household count by 2028. That mix typically supports a broader tenant base for smaller units, even if some households shift toward ownership. Proximity to major regional employers across construction, electronics, aerospace/defense, and life sciences helps underpin commuter demand, though leasing may remain sensitive to amenity-light surroundings and school quality.
- Newer-than-neighborhood vintage (1994) supports competitive positioning with targeted value-add potential
- High renter-occupied share locally indicates depth of tenant base for workforce housing
- Lower rent-to-income burden suggests retention and pricing flexibility for smaller units
- Commuter access to diversified regional employers can support leasing stability
- Risks: below-metro neighborhood occupancy, limited nearby amenities, and potential competition from accessible ownership