| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Poor |
| Demographics | 21st | Poor |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 501 W Criner St, Grandview, TX, 76050, US |
| Region / Metro | Grandview |
| Year of Construction | 1986 |
| Units | 36 |
| Transaction Date | 2015-01-28 |
| Transaction Price | $84,700 |
| Buyer | TRIBBLE MELVIN RAY |
| Seller | MCGRATH EDWARD TO |
501 W Criner St Grandview Multifamily Investment
Rural Johnson County location with a modest renter base and manageable rent-to-income dynamics, according to WDSuite s CRE market data. Expect steady workforce demand drivers while pricing decisions should account for local occupancy stability.
Grandview C TX sits within the Fort Worth Arlington Grapevine metro and is characterized as a rural neighborhood with limited retail and service density. Amenity access trends below national norms (13th percentile), reinforcing a car-dependent profile and positioning the asset primarily for workforce renters seeking value and small-town proximity rather than lifestyle conveniences.
Neighborhood occupancy is reported at 86.7% (neighborhood-level, not property-specific), which points to a leasing environment where active management and unit turn execution matter. The renter-occupied share of units is modest at roughly one-fifth locally, indicating a thinner but identifiable tenant pool; investors should view this as a stable but not deep source of demand.
Home values trend at mid-market levels, while the value-to-income ratio ranks stronger than average nationally (around the 71st percentile). This suggests a comparatively high-cost ownership landscape for local incomes, which can reinforce reliance on rental housing and support lease retention. Meanwhile, rent-to-income ratios are on the lower side for the neighborhood (per WDSuite C around the 35th percentile nationally), which can help manage affordability pressure and reduce turnover risk.
Within a 3-mile radius, recent years show population and household contraction, but WDSuite C s projections indicate growth in both over the next five years including an increase in households which would expand the potential renter pool and support occupancy stability. Given the 1986 vintage relative to a neighborhood average construction year near 1983 slightly newer than the local stock the property may retain competitive positioning with selective system updates and targeted value-add upgrades.
Neighborhood-level safety metrics for this area are not available in WDSuite C s current CRE market data release. As a result, investors should benchmark on-the-ground observations and third-party indices against broader Johnson County and the Fort Worth Arlington Grapevine metro to gauge relative positioning.
A prudent approach is to compare submarket trends over time rather than relying on a single snapshot, and to incorporate property-level measures such as lighting, access control, and visibility when underwriting.
Regional employment drivers within commuting range include manufacturing, homebuilding, engineering, logistics, and airline corporate operations supporting workforce renter demand and commute convenience for residents. The list below highlights nearby employers that anchor this base.
- Ball Metal Beverage Packaging manufacturing (27.1 miles)
- D.R. Horton homebuilding (34.5 miles) HQ
- Parker Hannifin Corporation manufacturing & engineering (36.1 miles)
- Express Scripts pharmacy benefit management (39.0 miles)
- American Airlines Group airline corporate (39.1 miles) HQ
501 W Criner St is a 36-unit built in 1986 positioned for workforce renters in a rural Johnson County setting. Neighborhood occupancy sits in a moderate range, and the renter base is present but not deep, implying that leasing performance hinges on consistent operations and turn readiness. According to CRE market data from WDSuite, the ownership market skews relatively high-cost versus incomes, which can sustain renter reliance on multifamily housing and help support retention.
Within a 3-mile radius, near-term history shows contraction in population and households, but projections point to growth ahead with an expanding household count a positive signal for renter pool expansion and occupancy stability. With its 1986 vintage, the asset is slightly newer than the area s average stock, offering a platform for targeted renovations or system updates to enhance competitiveness without requiring a full repositioning.
- Workforce location with commuting access to diversified regional employers
- Ownership costs relatively high for incomes supporting renter reliance and lease retention
- Projected 3-mile household growth supports tenant base and occupancy stability
- 1986 vintage allows targeted value-add and systems modernization
- Risks: rural amenity depth and modest renter concentration require active leasing and marketing