| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Poor |
| Demographics | 53rd | Good |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2001 Wesley Dr, Arlington, TX, 76012, US |
| Region / Metro | Arlington |
| Year of Construction | 1980 |
| Units | 60 |
| Transaction Date | 2016-10-25 |
| Transaction Price | $3,400,000 |
| Buyer | SPCP Acquisitions, LLC |
| Seller | 2003 Wesley Drive, LLC |
2001 Wesley Dr Arlington Multifamily Value-Add Positioning
Neighborhood metrics indicate durable renter demand with occupancy near the low-90s at the neighborhood level, according to WDSuite’s CRE market data. Renter concentration in the surrounding area is above national norms, supporting leasing depth for a 60-unit asset.
Set within an Inner Suburb of Arlington, the neighborhood holds a C+ rating and ranks 344 out of 561 among Fort Worth–Arlington–Grapevine neighborhoods, placing it below the metro median. For investors, this favors disciplined operations and targeted upgrades over expectations of outsized location-driven premiums.
Livability is mixed: cafes and groceries are reasonably accessible (cafes rank 41 of 561 metro neighborhoods and are strong nationally), while parks and pharmacies are limited nearby. That pattern supports day-to-day convenience but makes on-site amenities and resident services more influential for retention. Neighborhood-level school ratings data are limited; underwriting should lean on property performance indicators rather than school-driven premiums.
Vintage matters: the neighborhood’s average construction year is 1990, newer than the subject’s 1980 build. This suggests value-add potential via exterior refreshes, interior updates, and systems planning to compete with later-vintage peers. The average unit size of 793 sq. ft. is typical for garden product and supports light-interior upgrade strategies without major reconfiguration.
Tenure dynamics are supportive for multifamily: the neighborhood’s share of renter-occupied housing units is elevated nationally, and within a 3-mile radius renters comprise a slight majority of occupied units. This indicates a deeper tenant base, supporting occupancy stability when paired with attentive lease management and competitive amenities.
Within a 3-mile radius, recent population and household growth—and projections for further increases—signal renter pool expansion that can support absorption. Neighborhood household incomes are above the metro median (ranked 199 of 561; 73rd percentile nationally), and rent-to-income levels indicate manageable affordability pressure, aiding retention and measured pricing power. Taken together, these factors frame a balanced commercial real estate analysis for long-term operations.
Safety signals are mixed in a metro and national context. The neighborhood ranks 357 out of 561 within the Fort Worth–Arlington–Grapevine metro—below the metro average—and overall sits below the national median for safety. Recent trends show improvement in violent offenses over the past year, while property offenses have edged higher. Investors commonly address this profile with lighting, cameras, and visible on-site management to support resident confidence and retention.
Nearby employment anchors include aviation, pharmacy benefits, homebuilding, consumer retail, and packaging operations, supporting workforce housing demand and commute convenience for residents.
- American Airlines Group — aviation corporate (7.9 miles) — HQ
- Express Scripts — pharmacy benefits (8.1 miles)
- D.R. Horton — homebuilding (11.1 miles) — HQ
- Gamestop — video game retail (11.6 miles) — HQ
- Ball Metal Beverage Packaging — packaging (11.9 miles)
The 1980-vintage, 60-unit asset at 2001 Wesley Dr is positioned for operational upside via value-add improvements, with a renter-heavy trade area and steady neighborhood occupancy supporting baseline leasing stability. Neighborhood incomes are above the metro median, and 3-mile demographics indicate recent and projected growth in population and households—expanding the tenant base and supporting retention. According to CRE market data from WDSuite, day-to-day convenience is competitive, while limited nearby parks and pharmacies heighten the importance of on-site amenities and resident services.
With average unit sizes suitable for efficient interior upgrades, investors can target renovations and asset management to enhance rent mix while watching affordability and safety signals at the neighborhood level.
- Renter-heavy area and steady neighborhood occupancy support baseline leasing stability.
- 1980 vintage versus 1990 neighborhood average creates clear value-add and systems-planning opportunities.
- 3-mile population and household growth expand the tenant base and aid absorption.
- Neighborhood incomes above metro median support sustainable rent levels with measured affordability pressure.
- Risks: below-metro-average safety ranking and limited nearby parks/pharmacies require prudent security and amenity strategy.