| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 50th | Fair |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1500 San Francisco Ct, Arlington, TX, 76012, US |
| Region / Metro | Arlington |
| Year of Construction | 1980 |
| Units | 120 |
| Transaction Date | 2017-08-22 |
| Transaction Price | $8,750,000 |
| Buyer | MRT Serena Vista LLC |
| Seller | SV TIC Residential Partners LLC |
1500 San Francisco Ct Arlington Multifamily Investment
Neighborhood occupancy sits near the national midrange with rents supported by healthy local incomes, according to WDSuite’s CRE market data, suggesting steady leasing conditions rather than outsized volatility.
This Inner Suburb location in Arlington is competitive among Fort Worth-Arlington-Grapevine neighborhoods (ranked 179 of 561), offering a balanced mix of livability and demand drivers for workforce to middle-income renters. Neighborhood occupancy trends around the national midrange, and contract rents benchmark slightly higher than average, framing a pricing environment that can support revenue without relying on premium positioning.
Daily needs are well served: grocery and pharmacy access score in the upper national percentiles, while restaurant options are reasonably dense for the area. By contrast, parks and cafes are thinner near the asset, which means on-site amenities and outdoor/common-area upgrades can play an outsized role in retention.
Tenure patterns point to a mixed market: the neighborhood has roughly one-third renter-occupied housing units, indicating a stable but not saturated renter base. Within a 3-mile radius, renter concentration is closer to one-half of occupied units, expanding the practical tenant pool and supporting leasing depth for a 100+ unit community.
Demographics aggregated within a 3-mile radius indicate recent population growth with further household increases projected over the next five years. Rising median incomes alongside a moderate rent-to-income profile suggest manageable affordability pressure, which can aid lease retention and reduce turnover risk relative to more cost-burdened submarkets.
Safety gauges for the neighborhood track below both metro and national norms, with crime ranked in the lower quintile nationally. In metro context (467 out of 561 neighborhoods), this area underperforms on safety relative to many Fort Worth-Arlington-Grapevine peers.
Recent year estimates show increases in both property and violent offenses compared with the prior year. Investors should underwrite enhanced security measures, lighting, access control, and active management practices, and compare incident trends to submarket peers to calibrate risk and operating expenses.
Proximity to major corporate employers supports a broad commuter tenant base and potential retention through commute convenience, including American Airlines Group, Express Scripts, D.R. Horton, GameStop, and Ball Metal Beverage Packaging.
- American Airlines Group — aviation HQ and corporate operations (7.4 miles) — HQ
- Express Scripts — pharmacy benefit management (7.7 miles)
- D.R. Horton — homebuilding corporate offices (10.6 miles) — HQ
- Gamestop — video game retail corporate offices (10.7 miles) — HQ
- Ball Metal Beverage Packaging — manufacturing offices (12.2 miles)
For a 120-unit asset in Arlington, the surrounding neighborhood offers mid-range occupancy and rents supported by solid household incomes, indicating a tenant base with capacity to sustain leases. Grocery and pharmacy access is comparatively strong, offsetting thinner park and cafe density; this mix favors properties that deliver practical on-site amenities to drive retention. Based on CRE market data from WDSuite, rent positioning sits modestly above national midrange while rent-to-income indicators remain manageable, a combination that can support stable collections without overreliance on concessions.
Within a 3-mile radius, recent population growth and an expected increase in households point to renter pool expansion that can underpin leasing over a multi-year hold. The immediate neighborhood’s mixed tenure profile suggests steady multifamily demand rather than transitory spikes, while proximity to large employers anchors weekday traffic and supports renewal probabilities. Key underwriting watchpoints include below-average safety metrics and the need to invest in property-level security and amenity programming to offset lighter recreational infrastructure nearby.
- Balanced demand profile: mid-range occupancy with rents supported by solid local incomes
- 3-mile growth tailwinds: rising population and households support a larger tenant base
- Strong daily-needs access (grocery/pharmacy) complements value-add amenity strategies
- Employer proximity: diversified corporate nodes bolster leasing depth and renewals
- Risk: below-average safety metrics warrant enhanced security and proactive management