| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Poor |
| Demographics | 53rd | Good |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2003 Wesley Dr, Arlington, TX, 76012, US |
| Region / Metro | Arlington |
| Year of Construction | 1980 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2003 Wesley Dr Arlington Multifamily Value-Add Opportunity
Neighborhood renter concentration and steady demand signals point to durable leasing fundamentals, according to WDSuite’s CRE market data. With a 1980 vintage relative to newer nearby stock, the asset presents pragmatic renovation upside alongside income stability drivers.
Located in Arlington’s inner suburb of the Fort Worth–Arlington–Grapevine metro, the neighborhood rates C+ (ranked 344 out of 561 metro neighborhoods). Renter-occupied housing represents a meaningful share of neighborhood units (40.5%), which supports depth of the tenant base for multifamily investors. By contrast, neighborhood occupancy sits below the metro median (ranked 419 of 561), suggesting leasing execution and asset positioning are important to sustain performance.
Amenity access is mixed. Cafe density is competitive among metro neighborhoods (ranked 41 of 561; high nationally in the 89th percentile) and grocery options score above national averages (75th percentile). However, parks and pharmacies register at the low end locally (both ranked 561 of 561), which may modestly weigh on day-to-day convenience for some renters. School ratings data appear weak or limited at the neighborhood level, so investor underwriting should anchor on property-specific catchments rather than generalized assumptions.
Home values sit near national mid-range levels (57th percentile) and the value-to-income ratio trends lower (35th percentile), indicating a more accessible ownership market than in high-cost metros. For multifamily, that can introduce some competition with entry-level ownership, but the neighborhood’s rent-to-income ratio is comparatively manageable (71st percentile nationally), which can support lease retention and measured rent growth strategies.
Demographic statistics are aggregated within a 3-mile radius. The area has experienced population growth over the past five years with additional gains projected by 2028, and households are expected to increase materially—expanding the potential renter pool and supporting occupancy stability over the medium term.
Safety indicators are mixed in comparative terms. The neighborhood’s overall crime standing is below the metro median (ranked 357 among 561 Fort Worth–Arlington–Grapevine neighborhoods) and sits below national mid-range levels (33rd percentile nationally for overall safety). Violent offense levels benchmark weaker nationally (around the 11th percentile), yet year-over-year trends show improvement with violent incidents declining recently (improvement ranking in the upper tiers, 71st percentile nationally for change). Property crime shows a modest uptick over the last year, so prudent security measures and resident engagement remain relevant to operations.
Proximity to major employers underpins renter demand and commute convenience, led by American Airlines Group, Express Scripts, D.R. Horton, GameStop, and Ball Metal Beverage Packaging. These anchors span airlines, pharmacy benefits, homebuilding, retail headquarters, and packaging manufacturing, supporting a diversified employment base.
- American Airlines Group — airlines (7.9 miles) — HQ
- Express Scripts — pharmacy benefit manager (8.2 miles)
- D.R. Horton — homebuilding (11.1 miles) — HQ
- Gamestop — video game retail (11.6 miles) — HQ
- Ball Metal Beverage Packaging — packaging manufacturing (11.9 miles)
Built in 1980, this 60-unit asset is older than the neighborhood’s average 1990 vintage, creating clear value-add and capital planning angles to enhance competitiveness versus newer stock. According to CRE market data from WDSuite, the surrounding neighborhood shows a solid renter base (higher renter-occupied share) alongside below-median neighborhood occupancy—an execution-focused setup where targeted renovations and leasing strategy can unlock upside.
Within a 3-mile radius, population growth over the past five years and projected gains by 2028 point to a larger tenant base ahead. Ownership appears relatively accessible in this area, which can temper pricing power, but relatively manageable rent-to-income dynamics support retention and steady collections. Amenity access is mixed—strong for cafes and groceries, limited for parks and pharmacies—so positioning around convenience and on-site offerings can reinforce leasing.
- 1980 vintage offers practical value-add scope versus newer local stock
- Renter concentration supports tenant base depth and leasing velocity
- 3-mile population and household growth expand the renter pool, supporting occupancy stability
- Manageable rent-to-income dynamics favor retention and collections
- Risks: below-median neighborhood occupancy, limited park/pharmacy access, and competition from relatively accessible ownership