| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Poor |
| Demographics | 33rd | Poor |
| Amenities | 11th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1805 N Frances St, Terrell, TX, 75160, US |
| Region / Metro | Terrell |
| Year of Construction | 1984 |
| Units | 32 |
| Transaction Date | 2020-10-02 |
| Transaction Price | $1,133,630 |
| Buyer | TOWN NORTH LLC |
| Seller | CRUZ ANTONIO U |
1805 N Frances St Terrell Multifamily Opportunity
Neighborhood occupancy runs high and the 3-mile renter pool is expanding, according to WDSuite’s CRE market data, suggesting durable tenant demand with measured rent growth potential.
Terrell sits on the far-eastern edge of the Dallas–Plano–Irving metro, offering a quiet, rural setting with limited retail and transit access. Neighborhood amenities rank near the bottom of the metro (923rd of 1,108 neighborhoods), and cafes, groceries, and pharmacies are sparse, so residents typically rely on nearby corridors for daily needs. Parks are a relative bright spot, tracking around the national mid-to-upper tier (66th percentile), which enhances livability.
For multifamily investors, the key demand signal is occupancy: the neighborhood’s occupied housing share is strong and competitive among Dallas–Plano–Irving neighborhoods (ranked 360 of 1,108; 82nd percentile nationally). Note that neighborhood occupancy reflects the broader area, not this specific property. At the same time, renter concentration within the neighborhood is comparatively low (12.3% of units renter-occupied), indicating a smaller immediate renter base; however, within a 3-mile radius, renters account for roughly one-third of housing, providing a deeper catchment for leasing.
Demographics within a 3-mile radius point to a larger tenant base over time: population grew over the last five years and is projected to increase further alongside a meaningful rise in households. This dynamic typically supports occupancy stability and cushions turnover, especially for workforce-oriented product. Household incomes have advanced, and median contract rents have climbed from prior periods while remaining accessible by regional standards, which can support retention and steady absorption rather than outsized rent spikes.
Ownership costs are relatively accessible in this area (home values sit below national medians and the value-to-income ratio is modest), which can introduce competition with entry-level ownership. For investors, that context argues for emphasizing functional finishes, reliability, and value positioning over luxury upgrades to maintain pricing power and minimize concessions.
Safety trends are a relative strength here compared with many U.S. neighborhoods. The area posts high national safety percentiles for both violent and property offenses (violent offense safety around the 98th percentile and property offense safety around the 92nd percentile), placing it in the top tier nationally. Within the Dallas–Plano–Irving metro, the neighborhood ranks among the safer segments (crime rank 19 out of 1,108), and recent data shows material improvement in violent offense rates year over year. These figures are neighborhood-level indicators and should be paired with property-specific diligence.
Regional employment anchors within commuting range include corporate offices in homebuilding, electronics distribution, life sciences, and defense & aerospace. These employers broaden the renter base and support retention for workforce housing tied to the eastern Dallas labor shed.
- D.R. Horton, America's Builder — homebuilding corporate offices (19.4 miles)
- Avnet Electronics — electronics distribution (28.4 miles)
- Thermo Fisher Scientific — life sciences (29.1 miles)
- General Dynamics — defense & aerospace offices (29.6 miles)
- Texas Instruments — semiconductor corporate offices (30.6 miles) — HQ
This asset benefits from a high-occupancy neighborhood backdrop and an expanding 3-mile renter pool, supporting stable leasing and steady absorption. Amenity coverage is thin locally, but the submarket draws from regional employment centers along the eastern Dallas corridor, and household incomes have risen alongside manageable rent levels, which can sustain retention for well-managed, value-oriented units.
Based on commercial real estate analysis from WDSuite, the neighborhood’s occupancy profile sits above many peers in the metro while homeownership remains comparatively accessible—conditions that reward operational execution over aggressive rent pushes. Forward projections indicate additional population and household growth within 3 miles, which should enlarge the tenant base, though lower neighborhood renter concentration and modest near-term rent growth call for disciplined leasing and targeted upgrades over heavy repositioning.
- High neighborhood occupancy supports leasing stability (area metric, not property-specific).
- 3-mile population and household growth expands the tenant base, aiding absorption.
- Regional employers within commuting distance bolster workforce housing demand.
- Value positioning aligns with accessible ownership market to sustain retention.
- Risks: limited nearby amenities, below-average school ratings, and a smaller neighborhood renter concentration may temper pricing power.