| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 57th | Good |
| Amenities | 11th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 528 N Main St, Godley, TX, 76044, US |
| Region / Metro | Godley |
| Year of Construction | 1980 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
528 N Main St Godley Multifamily — Stable Suburban Demand
Neighborhood occupancy trends are firm, with the area showing steady renter demand and limited churn according to WDSuite’s CRE market data. For investors, the backdrop points to durable cash flow potential, tempered by a smaller renter base typical of low-density suburbs.
Located in suburban Godley within the Fort Worth–Arlington–Grapevine metro, the neighborhood rates C+ overall and is competitive among metro neighborhoods (368 out of 561). Occupancy in the neighborhood is high at roughly 96%, placing it competitive locally (rank 171 of 561), which supports income stability for multifamily assets during hold periods, based on CRE market data from WDSuite.
Amenity density is limited (amenities rank 464 of 561; low national percentile), so most daily needs likely require short drives. Average school ratings trend above the national median (about the 61st percentile nationally), which can aid retention for family households. The home ownership market skews higher-value (around the top quartile nationally), a context that can sustain renter reliance on multifamily housing when paired with manageable rent-to-income levels.
Tenure patterns indicate a low renter concentration at the neighborhood level (roughly one in ten housing units are renter-occupied). For investors, that implies a smaller immediate tenant pool but less volatility and potentially stronger lease retention when well-managed. The property’s 1980 vintage is older than the neighborhood average construction year (1998), suggesting capital planning for systems and interiors could unlock value-add upside and sharpen competitive positioning versus newer stock.
Within a 3-mile radius, demographics show recent population and household growth with projections for continued expansion through the next five years, alongside rising incomes. This trajectory points to a growing tenant base and supports occupancy stability, even as new households may have ownership options; rental demand should track household formation and in-migration dynamics rather than rely solely on in-neighborhood turnover.
Neighborhood-level crime metrics are not available in the provided dataset for this area. Investors typically benchmark safety using city and county trend lines and property-level incident histories over multiple years. Where comparable submarkets in the Fort Worth–Arlington–Grapevine region show improving fundamentals, stable occupancy can coincide with gradual safety improvements, but verification through third-party data and on-the-ground diligence is recommended.
Regional employment access spans manufacturing, industrial components, homebuilding, and major corporate headquarters, supporting commuter convenience and a diversified renter base. Notable employers include Ball Metal Beverage Packaging, Parker Hannifin, D.R. Horton, American Airlines Group, and Express Scripts.
- Ball Metal Beverage Packaging — manufacturing (18.1 miles)
- Parker Hannifin Corporation — industrial components (22.4 miles)
- D.R. Horton — homebuilding (23.6 miles) — HQ
- American Airlines Group — airlines (37.6 miles) — HQ
- Express Scripts — pharmacy benefit management (37.9 miles)
The asset’s submarket exhibits high neighborhood occupancy and above-median school ratings, indicating steady leasing fundamentals and potential for durable income. Elevated ownership costs in the area, combined with low rent-to-income levels, support pricing power without overextending residents, according to CRE market data from WDSuite. With a smaller renter-occupied share locally, demand is more suburban and commuter-driven, favoring well-operated properties that focus on retention.
Built in 1980, the property is older than nearby stock (average 1998), pointing to clear value-add pathways through unit and system upgrades to improve relative competitiveness. Demographic growth within 3 miles—both households and incomes—suggests a gradually expanding tenant base over the medium term, while amenity-light surroundings heighten the benefit of on-site features and professional management.
- High neighborhood occupancy supports cash flow stability relative to metro peers.
- 1980 vintage enables value-add through targeted renovations and systems upgrades.
- Growing 3-mile population and incomes expand the renter pool over time.
- Elevated ownership costs and manageable rent-to-income ratios reinforce leasing and retention.
- Risks: small renter base and amenity-light area require strong operations and on-site appeal.