| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Poor |
| Demographics | 21st | Poor |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 101 Pecan St, Grandview, TX, 76050, US |
| Region / Metro | Grandview |
| Year of Construction | 1976 |
| Units | 24 |
| Transaction Date | 2015-06-09 |
| Transaction Price | $451,800 |
| Buyer | GRANDVIEW HOUSING LP |
| Seller | PECAN TREE SQUARE PARTNERSHIP LTD |
101 Pecan St, Grandview TX Value-Add Multifamily
Rural workforce location with attainable rents and a modest renter base, according to WDSuite’s CRE market data, positioning this asset for steady lease-up with targeted upgrades.
Set in a rural pocket of the Fort Worth–Arlington–Grapevine metro, the neighborhood is positioned in the lower tier among 561 metro neighborhoods (rated D), with amenity access below the metro median. Investors should underwrite to convenience living rather than lifestyle-driven walkability: groceries are limited nearby, and cafes, parks, and pharmacies are sparse relative to metro peers.
The area’s housing stock skews slightly older than the metro average, and the subject property’s 1976 vintage is older than the neighborhood’s typical 1983 construction year. That age profile points to potential value-add and capital planning needs (exteriors, systems, and interiors) while offering room to differentiate against dated comparables.
Renter concentration in the neighborhood is relatively low (about one-fifth of housing units are renter-occupied), which implies a smaller tenant pool but also reduced direct competition. Neighborhood occupancy is about 87%—measured for the neighborhood, not this property—suggesting demand is present but not tight; disciplined leasing and unit finishes can support absorption and retention.
Within a 3-mile radius, recent data show population and households contracted, but WDSuite’s commercial real estate analysis indicates a turn toward growth by 2028 with households projected to increase, expanding the potential renter base. Median contract rents remain attainable locally, and the rent-to-income profile points to manageable affordability pressure—helpful for lease stability. Home values relative to income are above the national median, a high-cost ownership context that can sustain reliance on rental housing in this part of the metro.
Comparable safety benchmarking for this specific neighborhood is not available in WDSuite’s dataset. As a rural location, crime patterns can vary by corridor and jurisdiction. Investors should supplement with local law enforcement reports, property-level incident logs, and insurer loss runs to assess trend direction and any block-level considerations.
Employment access is driven by regional corporate nodes to the north, supporting commute-focused renter demand and lease retention for workforce housing. Notable employers within driving range include packaging, homebuilding, engineering, healthcare services, and airline headquarters.
- Ball Metal Beverage Packaging — packaging (27.7 miles)
- D.R. Horton — homebuilding (35.1 miles) — HQ
- Parker Hannifin Corporation — diversified industrials (36.7 miles)
- Express Scripts — pharmacy benefit management (39.4 miles)
- American Airlines Group — airline HQ & corporate (39.5 miles) — HQ
101 Pecan St is a 24-unit, 1976-vintage asset positioned for value-add in a rural Johnson County location. The neighborhood’s renter base is smaller than urban Fort Worth submarkets, but attainable rents and a high-cost ownership backdrop relative to local incomes support durable rental demand and measured pricing power. According to CRE market data from WDSuite, neighborhood occupancy is about 87%, indicating demand that can be captured with targeted renovations and disciplined lease management.
Demographics aggregated within a 3-mile radius show recent contraction, but forecasts point to household growth by 2028, indicating a larger tenant base for well-managed properties. With value-to-income levels above the national median and rent-to-income still manageable, upgraded, right-sized units can compete effectively against older stock while balancing retention and pricing discipline.
- 1976 vintage offers clear value-add scope across interiors and building systems to lift rents versus dated comps.
- Attainable rents and manageable rent-to-income support retention and steady leasing.
- Household growth within 3 miles by 2028 expands the potential renter base and supports occupancy stability.
- High-cost ownership context relative to income sustains reliance on rental housing in this area.
- Risks: rural setting, limited amenities, and below-median neighborhood occupancy may slow lease-up; plan conservative underwriting and targeted marketing.