| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Poor |
| Demographics | 22nd | Poor |
| Amenities | 68th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1451 Colquitt Rd, Terrell, TX, 75160, US |
| Region / Metro | Terrell |
| Year of Construction | 1973 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1451 Colquitt Rd Terrell Multifamily Value-Add Potential
Neighborhood occupancy sits near the high‑80s and renter concentration is moderate, supporting steady leasing conditions according to WDSuite’s CRE market data. 1973 vintage suggests room for targeted renovations to enhance competitiveness without overbuilding for the submarket.
Located in Terrell’s inner‑suburban fabric of the Dallas–Plano–Irving metro, the neighborhood shows balanced renter demand with a renter‑occupied share near two‑fifths, indicating a meaningful tenant base for workforce units. Neighborhood occupancy is around 89%, which points to generally stable operations but leaves room for management and renewal strategies to tighten performance.
Amenity access trends above U.S. medians, with restaurants, groceries, and pharmacies landing in the mid‑60s to mid‑70s national percentiles. Within the metro context, overall amenity access ranks competitively—top quartile among 1,108 Dallas–area neighborhoods—supporting daily convenience and livability that can aid retention.
Demographic statistics aggregated within a 3‑mile radius show population and households have expanded over the past five years, with additional household growth projected, signaling a larger tenant base and continued demand for rental units. Median contract rents in the area remain accessible relative to incomes, and a rent‑to‑income ratio near 0.18 supports lease retention and measured pricing power rather than stretching affordability.
Ownership costs are comparatively more accessible than in core Dallas submarkets, which can create some competition with entry‑level ownership; however, this also tends to sustain renter reliance on well‑managed multifamily options. Average school ratings in the neighborhood are lower, which may be a consideration for family renters, but proximity to daily amenities helps offset some leasing friction.
The asset’s 1973 construction—slightly older than the area’s late‑1970s average—implies foreseeable capital planning for systems and finishes. For investors, that age profile can translate to value‑add upside through selective renovations that target rent lift while maintaining attainable positioning.
Safety indicators are mixed but generally comparable to regional norms. The neighborhood’s overall crime positioning is competitive among Dallas neighborhoods (349 out of 1,108), and national comparisons place property‑crime exposure in a stronger (safer) bracket, with performance in the upper percentiles nationwide. Violent‑crime exposure trends above the national median as well, though recent year data indicate an uptick that warrants monitoring through updated comps and on‑the‑ground diligence.
For investors, the takeaways are practical: recent improvement in property‑crime standing supports day‑to‑day operations and asset preservation, while the noted rise in violent‑incident measures argues for prudent security posture, vendor engagement, and active coordination with local resources. Always contextualize block‑level experience with site visits and current police or community reports.
The location benefits from proximity to major Dallas employers that draw a wide workforce, supporting renter demand and lease stability for commuters. Notable nearby employment nodes include D.R. Horton, Avnet, Thermo Fisher Scientific, General Dynamics, and Texas Instruments.
- D.R. Horton, America's Builder — homebuilding (18.1 miles)
- Avnet Electronics — electronics distribution (27.3 miles)
- Thermo Fisher Scientific — life sciences (27.8 miles)
- General Dynamics — defense & aerospace offices (28.3 miles)
- Texas Instruments — semiconductors (29.0 miles) — HQ
1451 Colquitt Rd offers a pragmatic workforce housing thesis: a 56‑unit, 1973‑vintage asset positioned in a neighborhood with moderate renter concentration and occupancy around the high‑80s. Amenity access tests above national medians, which, combined with measured rent levels and a rent‑to‑income ratio near 0.18, supports retention and steady cash flow potential. Demographic indicators within a 3‑mile radius point to recent growth and a projected increase in households, expanding the tenant base and supporting occupancy stability. Based on commercial real estate analysis using WDSuite’s CRE market data, the submarket context favors cost‑conscious operations with targeted upgrades rather than heavy repositioning.
The 1973 vintage suggests clear value‑add angles—unit interiors, common areas, and efficiency upgrades—to lift rents while preserving attainability. Risks to underwrite include neighborhood occupancy that trails stronger Dallas pockets, lower average school ratings, and a recent uptick in violent‑incident metrics despite comparatively favorable property‑crime positioning; these can be mitigated with disciplined renovation scope, security measures, and resident‑service programming.
- Workforce demand with moderate renter concentration supports a stable leasing base.
- Amenity access above national medians aids resident retention and marketing.
- 1973 vintage provides actionable value‑add scope for rent lift without overcapitalizing.
- 3‑mile radius growth expands the tenant pool and supports occupancy stability.
- Risks: below‑metro occupancy, lower school ratings, and recent safety uptick call for focused operations and security planning.