| 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 | 2018-03-29 |
| Transaction Price | $3,400,000 |
| Buyer | 1451 Colquitt Road, LLC |
| Seller | Country Club Oaks Corporation |
1451 Colquitt Rd Terrell Multifamily Investment
Inner-suburb location with a renter-occupied share near two-fifths and occupancy around the neighborhood level supports stable demand, according to WDSuite’s CRE market data. Balanced affordability and proximity to Dallas job centers position this asset for durable leasing relative to comparable Terrell communities.
Located in Terrell within the Dallas–Plano–Irving metro, the neighborhood rates C+ and ranks 729 out of 1,108 metro neighborhoods, placing it above the metro median for overall positioning. Amenity access is a relative strength: the area s amenity rank is 119 of 1,108 (top quartile among Dallas neighborhoods) and sits in the upper-third nationally, which supports daily convenience and renter retention.
Everyday services are accessible, with grocery, pharmacy, and restaurant density tracking above national averages (each around the mid-60s to mid-70s national percentiles). Caf e9 options are competitive as well, reinforcing livability for residents who value nearby conveniences over destination retail.
Multifamily fundamentals are steady at the neighborhood level: occupancy trends sit near 89% with minimal change over five years, and the area s renter-occupied share is roughly 39% of housing units. For investors, this points to a meaningful tenant base and a leasing environment that is neither overheated nor thin, helping mitigate volatility through cycles.
Vintage matters here. The property s 1973 construction is older than the neighborhood s average vintage (late-1970s), suggesting near- to mid-term capital planning for systems and interiors. That age profile can also offer value-add potential versus newer stock, particularly if renovations can unlock rent positioning in line with comparable assets. Home values are relatively modest for the region, which can introduce some competition from ownership; however, the rent-to-income profile near this neighborhood indicates manageable affordability pressure, supporting lease stability.
Demographic statistics aggregated within a 3-mile radius show modest population growth over the last five years and an increase in households, expanding the local renter pool. Forward-looking estimates point to additional population and household gains, which should translate into a larger tenant base and support occupancy stability, based on CRE market data from WDSuite.
School ratings in the neighborhood trend below national norms, which can factor into family renter decisions and length of stay. Investors may prioritize upgrades that enhance onsite value (unit finishes, amenities) to offset limited school-driven draw.
Neighborhood safety signals are mixed when viewed against metro and national context. Overall crime ranks 349 out of 1,108 Dallas–Plano–Irving neighborhoods, which is competitive among Dallas neighborhoods but not top quartile. Nationally, the area sits around the middle of the pack.
Category splits provide nuance: property offense indicators compare favorably at roughly the top quintile nationally (higher percentile implies safer relative standing), while violent offense positioning is better than average but shows a recent uptick year over year. For underwriting, this suggests monitoring trendlines rather than assuming linear improvement, and reinforcing standard security measures common for workforce-oriented assets.
Proximity to diversified employers supports renter demand and commute convenience, with nearby roles spanning homebuilding, electronics, aerospace/defense, and food processing. The list below reflects key drivers within a 30-mile commute that can strengthen leasing and retention.
- 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)
- Raytheon — defense & aerospace offices (28.7 miles)
- Texas Instruments South Campus — semiconductors (28.8 miles)
- Texas Instruments — semiconductors (29.1 miles) — HQ
- Dean Foods — food & beverage (29.1 miles) — HQ
- Builders Firstsource — building materials (29.2 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (29.2 miles) — HQ
This 56-unit, 1973-vintage asset offers a straightforward value-add path in an inner-suburb location where neighborhood occupancy is near 89% and renter concentration sits around two-fifths of housing units. The area s amenity access ranks in the top quartile among 1,108 Dallas–Plano–Irving neighborhoods, which supports day-to-day convenience and helps with lease retention. Within a 3-mile radius, recent increases in households and modest population growth point to a larger tenant base ahead; forward estimates also indicate continued renter pool expansion that should support occupancy stability. According to commercial real estate analysis from WDSuite, relative affordability (rent-to-income near the high teens) provides scope for pragmatic rent management without overextending residents.
The 1973 vintage implies targeted capital planning for interiors and building systems. In a submarket with accessible ownership costs, investors should balance renovation scope with competitive positioning, focusing on upgrades that improve leasing velocity and retention versus newer stock. School quality lags national benchmarks and ownership options are present, both of which warrant conservative assumptions and active asset management.
- Value-add upside: 1973 vintage with room for interior and systems upgrades
- Demand depth: neighborhood occupancy near 89% and a sizable renter base
- Livability tailwinds: top-quartile amenity access in the Dallas metro
- Demographic support: 3-mile household growth with further expansion forecast
- Risks: below-average school ratings and ownership competition; underwrite leasing assumptions conservatively