| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 62nd | Good |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 321 SW Thomas St, Burleson, TX, 76028, US |
| Region / Metro | Burleson |
| Year of Construction | 1975 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
321 SW Thomas St Burleson 60-Unit Multifamily
Neighborhood occupancy trends in the mid-90s suggest steady leasing and retention potential, according to WDSuite’s CRE market data.
Situated in Burleson’s inner-suburban fabric of the Fort Worth–Arlington–Grapevine metro, the neighborhood ranks 74 out of 561, placing it in the top quartile among metro neighborhoods. This positioning reflects balanced livability and investment fundamentals rather than premium pricing.
Daily needs are well-covered by parks and pharmacies (both near the high end locally and in the upper 80s nationally by amenity percentile), strong childcare availability (near the top locally), and a broad restaurant mix. Café and grocery density is limited within the immediate neighborhood, so residents likely rely on nearby corridors for those services.
Schools average around 4 out of 5 (ranked 35 of 561; upper tier locally and above the 80th percentile nationally), a positive indicator for family-oriented renter demand and lease stability. Neighborhood occupancy is above the metro median, and contract rents sit modestly above national midpoints, supporting consistent absorption without indicating overheating.
The housing stock skews 1980s on average; this property’s 1975 vintage is older than the neighborhood norm, which implies potential value-add via interiors, systems, and common-area upgrades. Renter-occupied share in the neighborhood is in the upper tier nationally, indicating a deep tenant base that can support multifamily demand and reduce downtime during turns.
Within a 3-mile radius, population and households have expanded in recent years and are projected to continue growing through the mid-term, pointing to a larger tenant base and support for occupancy stability. Median household incomes have risen while median asking rents have also increased, so operators should monitor affordability pressure and calibrate renewals and amenities accordingly.
Ownership costs are moderate by national standards, which can introduce some competition from entry-level ownership; however, elevated home value-to-income metrics relative to many U.S. areas continue to reinforce steady reliance on rental housing, supporting retention in well-run assets.
Safety indicators are mixed and should be monitored with a trend-focused lens. The neighborhood’s overall crime rank sits competitive among Fort Worth–Arlington–Grapevine neighborhoods (156 of 561), roughly near the national middle.
Property offenses are around the national midpoint and have improved materially over the last year (improvement trend in the upper tier nationally), while violent offense metrics sit below national medians with some recent deterioration. For investors, this suggests underwriting should use conservative security and loss assumptions while recognizing positive momentum in property offenses.
Nearby employment nodes include advanced manufacturing, homebuilding corporate functions, engineered components, major airline headquarters, and pharmacy benefit management—diverse industries that support workforce renter demand and commuting convenience.
- Ball Metal Beverage Packaging — packaging manufacturing (7.4 miles)
- D.R. Horton — homebuilding corporate (14.7 miles) — HQ
- Parker Hannifin Corporation — industrial components (15.6 miles)
- American Airlines Group — airline corporate (25.6 miles) — HQ
- Express Scripts — pharmacy benefit management (25.8 miles)
This 60-unit, 1975-vintage asset sits in a neighborhood that ranks top quartile within the Fort Worth–Arlington–Grapevine metro, with above-median occupancy and strong family-friendly anchors such as schools and childcare. The submarket shows a deep renter-occupied base and steady rent positioning relative to incomes, supporting leasing stability. Within a 3-mile radius, continued population and household growth point to a larger tenant base and durable demand for rental units.
The vintage is older than the neighborhood average, creating clear value-add pathways in interiors and building systems, while the ownership landscape and rent-to-income dynamics suggest balanced retention with prudent pricing. According to commercial real estate analysis from WDSuite, neighborhood occupancy performance remains above the metro median, aligning with a strategy focused on steady operations with targeted renovations.
- Above-median neighborhood occupancy and deep renter base support steady leasing.
- 1975 vintage offers value-add potential through unit and systems upgrades.
- Strong schools and childcare access bolster family-oriented demand and retention.
- Diversified nearby employers underpin workforce housing demand and commute convenience.
- Risks: limited café/grocery density nearby and mixed violent-crime trends warrant conservative underwriting and active asset management.