| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 62nd | Good |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 309 SW Thomas St, Burleson, TX, 76028, US |
| Region / Metro | Burleson |
| Year of Construction | 2001 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
309 SW Thomas St, Burleson TX Multifamily Investment
Newer-vintage units in an inner-suburban location with steady neighborhood occupancy and strong family-oriented amenities suggest durable renter demand, according to WDSuite s commercial real estate analysis.
Burleson sits within the Fort Worth Arlington Grapevine metro, and this neighborhood is rated A and ranks 74 out of 561 metro neighborhoods a top quartile position that signals competitive fundamentals. The property s 2001 construction is newer than the neighborhood s typical 1983 stock, which generally supports leasing competitiveness versus older assets while still warranting targeted system upgrades or contemporary finishes as part of value creation.
Local livability supports renter retention: restaurant density is strong (top national percentiles), parks and pharmacies index high, and schools average about 4.0 out of 5 (84th percentile nationally). By contrast, cafes and grocery stores are sparse, reflecting a car-oriented suburban pattern an operating consideration for marketing and amenity positioning rather than a structural weakness.
Neighborhood-level occupancy is about 94% and sits above many U.S. areas (65th percentile nationally), and renter-occupied housing represents 46.1% of units with a national standing in the 85th percentile indications of a deep tenant base that can support leasing stability. Median contract rents have advanced over the past five years while the rent-to-income ratio near 0.20 suggests manageable affordability pressure today; operators can focus on retention and measured pricing rather than aggressive step-ups.
Within a 3-mile radius, population and household counts have increased and are projected to expand further by 2028, pointing to a larger tenant base and additional demand for rental units. Income growth has been solid, and home values remain moderate for the region (value-to-income around 3.9), which can create some competition from entry-level ownership; positioning on convenience, updated interiors, and community features can help sustain absorption and limit turnover. These dynamics combined with above-median NOI per unit in the neighborhood, based on CRE market data from WDSuite frame a balanced but favorable backdrop for multifamily performance.
Safety trends here are mixed but improving in key areas. The neighborhood s crime rank is 156 out of 561 in the Fort Worth Arlington Grapevine metro, placing it around the metro middle. Nationally, overall indicators sit near the middle as well, but the estimated property-offense rate has declined markedly year over year (an improvement placing the area in a high national percentile for positive change). Violent-offense measures are below national medians, so prudent on-site security, lighting, and community engagement remain appropriate operating practices.
Proximity to diversified employers supports workforce housing demand and commute convenience, notably manufacturing, homebuilding, aviation headquarters, and healthcare services. The following anchors are within commuting range and can help stabilize leasing.
- Ball Metal Beverage Packaging packaging manufacturing (7.4 miles)
- D.R. Horton homebuilding (14.7 miles) HQ
- Parker Hannifin Corporation industrial/engineered components (15.6 miles)
- American Airlines Group airline HQ and corporate operations (25.5 miles) HQ
- Express Scripts pharmacy benefit management (25.8 miles)
This 36-unit asset, built in 2001, is newer than much of the surrounding 1980s-era stock, offering a competitive stance versus older properties and potential to unlock value through selective modernization. Neighborhood occupancy is strong and the renter-occupied share is elevated, indicating depth in the tenant base. Within 3 miles, population and household growth point to an expanding renter pool that should support leasing stability and measured rent growth.
According to CRE market data from WDSuite, the neighborhood s occupancy stands above the metro median and livability indicators including parks, schools, pharmacies, and restaurant access rank well nationally. Affordability appears manageable at present, which aids retention, while moderate ownership costs in the metro suggest operators should compete on convenience, finishes, and resident experience rather than price alone.
- 2001 vintage provides competitive positioning versus older local stock with targeted value-add upside
- Above-median neighborhood occupancy and elevated renter concentration support leasing stability
- 3-mile population and household growth expands the tenant base and underpins demand
- Strong parks, school ratings, pharmacies, and restaurants bolster long-term renter appeal
- Risks: owner-leaning market in parts of the radius, mixed violent-crime signals, and car-oriented retail mix (few groceries/cafes) may require active asset management