| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Good |
| Demographics | 53rd | Good |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2312 Fair Oaks Dr, Arlington, TX, 76011, US |
| Region / Metro | Arlington |
| Year of Construction | 1979 |
| Units | 24 |
| Transaction Date | 2020-05-14 |
| Transaction Price | $22,613,800 |
| Buyer | LION DISTRICT LLC |
| Seller | WWC LXVII LP |
2312 Fair Oaks Dr, Arlington TX Multifamily Investment
Positioned in an Urban Core pocket of Arlington with strong renter concentration and dense amenities, this asset benefits from steady neighborhood occupancy near 90%. According to WDSuite’s CRE market data, the area’s renter-occupied share sits in the mid‑80s, supporting a durable tenant base and lease-up resilience.
The immediate neighborhood ranks in the top quartile among 561 metro neighborhoods overall, with amenity access that is a competitive advantage for multifamily. Cafes and restaurants are dense (both scoring in very high national percentiles), and pharmacies also trend strong nationally, indicating daily-needs convenience that supports retention and leasing.
Renter demand appears deep: the neighborhood s share of renter-occupied housing units is in the mid-80% range, signaling a large tenant pool and consistent absorption for professionally managed properties. Neighborhood occupancy is roughly 90%, suggesting stable utilization of existing stock; based on CRE market data from WDSuite, this underpins predictable operations for well-positioned assets.
Within a 3-mile radius, WDSuite data indicates population growth over the last five years with households expanding at a faster pace and average household size edging lower. This combination generally points to a larger renter pool and demand for smaller formats, supporting occupancy stability and diversified tenant profiles over time.
Ownership costs benchmark as elevated relative to local incomes (high national percentile for value-to-income), which can reinforce reliance on rental options. At the same time, rent-to-income metrics are comparatively manageable for the area, a mix that can support lease retention and measured pricing power without overextending affordability.
Safety indicators for this neighborhood trend below national averages. The neighborhood s crime rank places it in the lower-performing group among 561 metro neighborhoods, and national percentiles signal elevated property and violent offense exposure relative to many U.S. neighborhoods.
Recent year estimates point to modest increases in both violent and property offense rates. Investors typically account for these conditions through asset-level measures (lighting, access control, monitoring) and by emphasizing professional management practices that support resident experience. Comparatively, submarkets across the Fort Worth–Arlington–Grapevine metro show a wide range of safety outcomes, placing a premium on location- and asset-specific diligence.
The area draws on a diversified white-collar employment base that supports renter demand and commute convenience, led by American Airlines Group, Express Scripts, GameStop, Kimberly-Clark, and Celanese.
- American Airlines Group airlines HQ and corporate services (4.5 miles) HQ
- Express Scripts pharmacy benefits management offices (4.7 miles)
- Gamestop video game retail corporate (8.9 miles) HQ
- Kimberly-Clark consumer products corporate (10.8 miles) HQ
- Celanese chemicals and materials corporate (11.2 miles) HQ
This 24-unit, late-1970s asset sits in an Urban Core location with top-quartile neighborhood fundamentals among 561 metro neighborhoods, dense daily-needs amenities, and a large base of renter-occupied housing. According to WDSuite s commercial real estate analysis, neighborhood occupancy is roughly 90% and the renter share is high, supporting a sizable tenant pool and stable day-to-day operations for well-managed properties.
Built in 1979, the vintage suggests potential value-add through unit and common-area upgrades and attention to aging systems, which can enhance competitiveness against newer stock. Within a 3-mile radius, households have grown alongside smaller average household size, indicating a broadening renter pool and demand for smaller formats over time. Elevated ownership costs relative to incomes can help sustain reliance on multifamily rentals, while rent-to-income levels appear manageable enough to support retention and measured rent growth strategy.
- Top-quartile neighborhood within the metro with dense amenities that support leasing and retention
- Large renter-occupied housing share and occupancy around 90% indicate depth of tenant demand
- 1979 vintage positions the asset for targeted value-add and systems modernization
- 3-mile household growth and smaller household sizes support ongoing demand for multifamily
- Risk: below-average safety metrics require active management and property-level security investments