| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Good |
| Demographics | 45th | Fair |
| Amenities | 7th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 611 College St, Crandall, TX, 75114, US |
| Region / Metro | Crandall |
| Year of Construction | 2010 |
| Units | 24 |
| Transaction Date | 2010-10-05 |
| Transaction Price | $350,000 |
| Buyer | AMERICAN BANK OF COMMERCE |
| Seller | CREEKVIEW RESIDENTIAL LLC |
611 College St, Crandall TX Multifamily Investment
2010 construction positions this 24-unit asset competitively versus older neighborhood stock, with neighborhood occupancy indicating stable renter demand according to WDSuite’s CRE market data. Commuter access to Dallas employment hubs supports leasing durability while ownership costs in the area sustain reliance on multifamily options.
Located in Crandall within the Dallas–Plano–Irving metro, the neighborhood carries a C rating and leans Rural. The property’s 2010 vintage is newer than the neighborhood’s average construction year of 2001, which typically supports competitiveness on systems and finishes while still warranting routine capital planning as the asset approaches mid-life.
Neighborhood occupancy is measured at 94.1% for this area, suggesting steady leasing conditions at the neighborhood level rather than at the property. Renter-occupied housing accounts for roughly 29% of units in the neighborhood, indicating a primarily owner-occupied setting with a defined renter base that can support multifamily absorption and retention.
Within a 3-mile radius, population and households have expanded meaningfully over the past five years, with forecasts calling for further population growth and a larger household count by 2028. That growth, paired with a projected increase in the renter share within the 3-mile area, points to a deeper tenant base over time and supports occupancy stability for well-located properties.
Amenity density inside the neighborhood is limited (few cafes, groceries, parks, and pharmacies), so residents often rely on nearby corridors and the broader Dallas market for services and employment. Median contract rents for the neighborhood sit in the upper tiers nationally, while a rent-to-income ratio around 0.23 indicates relatively manageable resident affordability, which can aid lease retention and reduce turnover risk. These dynamics, based on commercial real estate analysis from WDSuite, frame a market where pragmatic rent management can balance pricing power with sustained occupancy.
Safety indicators for the neighborhood present a mixed picture compared with national and metro benchmarks. Overall crime levels align below the national median (national percentile in the high 30s), while violent offenses are comparatively more favorable (around the low 60s nationally). Property offenses track even stronger on a national basis (low 80s percentile), yet recent year-over-year changes show increases that investors should monitor as part of ongoing risk management.
For underwriting, consider the broader Dallas–Plano–Irving context and prioritize standard measures—lighting, access control, and resident engagement—while reviewing updated local trends over multiple periods rather than a single year. These are neighborhood-level indicators; they do not represent conditions at the property itself.
Proximity to major Dallas corporate offices expands the commuter tenant pool and supports leasing stability, particularly for residents tied to construction, telecommunications, engineering, and healthcare headquarters listed below.
- D.R. Horton — corporate offices (19.4 miles)
- AT&T — corporate offices (22.97 miles) — HQ
- Builders Firstsource — corporate offices (23.01 miles) — HQ
- Jacobs Engineering Group — corporate offices (23.04 miles) — HQ
- Tenet Healthcare — corporate offices (23.31 miles) — HQ
This 2010-vintage, 24-unit property offers exposure to a growing commuter corridor southeast of Dallas, with neighborhood occupancy indicating steady renter demand and a predominantly owner-occupied backdrop that can support rent stability. Within a 3-mile radius, population and households have grown meaningfully and are projected to expand further, reinforcing the depth of the renter pool and supporting long-term leasing fundamentals.
Neighborhood-level rents are comparatively elevated on a national basis, while rent-to-income conditions suggest room for disciplined revenue management without unduly pressuring retention. According to WDSuite’s CRE market data, the asset’s newer construction relative to the neighborhood average helps competitive positioning versus older stock; investors should still plan for mid-cycle systems and common-area updates as part of a value-preservation or light value-add strategy.
- 2010 construction enhances competitiveness versus older neighborhood stock, with manageable mid-cycle capex planning.
- Neighborhood occupancy and a growing 3-mile renter pool support leasing stability and absorption potential.
- Proximity to Dallas employment hubs broadens the commuter tenant base and underpins demand.
- Balanced rent-to-income conditions aid retention while allowing disciplined revenue management.
- Risks: limited in-neighborhood amenities and recent crime trend volatility warrant ongoing monitoring and active property management.