| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Poor |
| Demographics | 43rd | Fair |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2505 Medlin Dr, Arlington, TX, 76015, US |
| Region / Metro | Arlington |
| Year of Construction | 2003 |
| Units | 47 |
| Transaction Date | 2016-03-31 |
| Transaction Price | $2,200,000 |
| Buyer | E4G, LLC |
| Seller | --- |
2505 Medlin Dr, Arlington TX — 47-Unit 2003 Multifamily
Positioned in Arlington s inner suburb with neighborhood occupancy around 94%, the asset benefits from steady renter demand and a 2003 vintage that competes well against older stock, according to WDSuite s CRE market data.
Arlington s inner-suburb location offers balanced livability and access to daily needs. Neighborhood grocery and pharmacy density ranks above many peers in the metro, while parks are a relative strength. Caf e9s and childcare are thinner locally, which can limit some convenience but doesn t materially detract from day-to-day functionality for renters.
The neighborhood s multifamily occupancy is near 94% (above the metro median among 561 neighborhoods), a signal of stable leasing conditions at the neighborhood level rather than at this specific property. Median contract rents in the neighborhood sit in the upper half versus national peers, and the local rent-to-income ratio around 0.19 suggests manageable affordability pressure that can support retention and reduce turnover risk.
Vintage matters: with an average neighborhood construction year around 1981, a 2003 property is notably newer. That positioning typically supports competitive leasing versus older stock while still warranting capital planning for mid-life systems and common-area refreshes to maintain rent premiums.
Within a 3-mile radius, population and household counts have grown recently and are projected to expand further through 2028, implying a larger tenant base and continued renter pool expansion. The 3-mile area shows a renter-occupied share near the mid-50% range, reinforcing depth of multifamily demand. Rising household incomes and forecast rent growth in the 3-mile radius support revenue potential, though investors should monitor affordability management to sustain pricing power.
Home values in the neighborhood are lower than many coastal markets, which can make ownership comparatively accessible. That dynamic can introduce competition for some renter cohorts, but it also supports leasing stability when paired with employment access and moderate rent-to-income levels.
Neighborhood safety trends should be viewed in context. The area ranks in the lower half of the metro for crime (425 out of 561 neighborhoods), placing it below the metro median and below average nationally. National percentiles indicate property offenses are weaker (around the lower quintile nationally), and violent offense measures sit in a low national percentile as well.
Recent movement is mixed: estimated property offense rates have improved year over year, while estimated violent offense measures have trended higher. For investors, the takeaway is to underwrite security line items and tenant-experience measures appropriately and compare them with competitive assets across the Fort Worth Arlington Grapevine metro.
- American Airlines Group corporate offices (9.5 miles) HQ
- Express Scripts healthcare services (9.6 miles)
- Ball Metal Beverage Packaging beverage packaging (11.5 miles)
- D.R. Horton home construction (12.4 miles) HQ
- Gamestop gaming retail corporate (13.9 miles) HQ
Proximity to major corporate offices supports a durable renter base seeking commute convenience and lease stability. Nearby employers include airlines, healthcare services, building and home construction, beverage packaging, and gaming retail corporate offices.
This 47-unit, 2003-vintage property in Arlington competes favorably against a neighborhood stock that skews early-1980s, supporting leasing velocity and positioning for selective value-add. Neighborhood occupancy is above the metro median among 561 neighborhoods, and, according to CRE market data from WDSuite, local rent levels and rent-to-income dynamics indicate manageable affordability pressure that supports retention.
Demand fundamentals are reinforced by a growing 3-mile renter pool and proximity to major employers, while neighborhood home values imply some competition from ownership options. Underwriting should account for mid-life capital items and a safety posture appropriate for a submarket that tracks below the metro on crime measures.
- Newer 2003 vintage versus neighborhood average competitive against older stock with room for modernization-driven upside
- Neighborhood occupancy above metro median among 561 neighborhoods supports leasing stability
- Growing 3-mile renter base and proximity to major employers reinforce demand depth and retention
- Balanced rent-to-income levels aid pricing power while keeping turnover risk in check
- Risks: below-metro safety metrics and potential competition from ownership options; budget for security and capital projects