| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 54th | Good |
| Amenities | 86th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4200 Pleasant Villa Dr, Arlington, TX, 76016, US |
| Region / Metro | Arlington |
| Year of Construction | 1983 |
| Units | 64 |
| Transaction Date | 2019-03-12 |
| Transaction Price | $7,600,000 |
| Buyer | PASKIN 4200 PLEASANT VILLAS LLC |
| Seller | BUNGALOWS AT LAKE ARLINGTON LLC |
4200 Pleasant Villa Dr Arlington Multifamily Investment
Positioned in an inner-suburban pocket of Arlington with steady renter demand, the surrounding neighborhood shows durable occupancy levels at the neighborhood scale, according to WDSuite’s CRE market data. Investors evaluating stabilized income streams may find the area’s consistency supportive of underwriting, while monitoring rent growth relative to metro trends.
The property sits in a competitive Inner Suburb of the Fort Worth–Arlington–Grapevine metro, ranked 36th out of 561 neighborhoods. That placement signals top-tier local fundamentals within the metro and positions the area above the metro median for overall quality measures tracked by WDSuite.
Amenity access is a strength: restaurants, parks, groceries, and pharmacies score in the 80th–90th national percentiles, supporting day-to-day convenience for residents and helping with leasing and retention. This concentration of services is consistent with investor expectations for workforce-oriented submarkets where proximity can translate into lower resident friction and steadier renewal behavior.
Neighborhood occupancy is high relative to national benchmarks, with the neighborhood posting a rate in the upper national percentiles. While the surrounding housing stock skews more owner-occupied, the renter-occupied share indicates a stable but selective tenant base; for multifamily, that typically supports solid renewal potential with a measured pace of new-lease absorption.
Within a 3-mile radius, demographics show modest recent population growth with forecasts pointing to additional expansion, alongside rising household incomes. This combination generally expands the renter pool and supports rent levels over time without over-reliance on outsized in-migration. Home values in the area are moderate in a regional context, which can temper volatility while still reinforcing steady rental demand in well-managed assets.
Safety indicators are mixed: compared with 561 metro neighborhoods, this area trends below the metro median for safety, and sits below the national median as well. However, recent trends point in a favorable direction with both property and violent offense rates declining year over year, suggesting gradual improvement rather than deterioration.
For underwriting, investors may consider modest contingencies for security and resident experience initiatives, while noting that the multi-quarter directionality has been improving. Framing expectations against peer Arlington submarkets can help align marketing and operational strategies to local norms.
Nearby corporate offices provide diverse employment anchors that underpin commuter demand and leasing stability, including Ball Metal Beverage Packaging, D.R. Horton, Parker Hannifin, American Airlines Group, and Express Scripts. Proximity supports a broad workforce renter base and practical commute times.
- Ball Metal Beverage Packaging — corporate offices (7.2 miles)
- D.R. Horton — corporate offices (9.3 miles) — HQ
- Parker Hannifin Corporation — corporate offices (13.0 miles)
- American Airlines Group — corporate offices (13.1 miles) — HQ
- Express Scripts — corporate offices (13.4 miles)
This 64-unit, 1983-vintage asset offers a straightforward value-add and operational-efficiency thesis in an Arlington neighborhood that ranks competitively within the metro and posts high neighborhood-level occupancy. Based on commercial real estate analysis from WDSuite, the surrounding area’s amenity depth and steady renter base support income durability, while moderate ownership costs help sustain rental reliance without creating sharp affordability pressures.
Vintage implies targeted capital planning: exterior and systems modernization, unit interior refreshes, and energy-efficiency upgrades can sharpen competitive positioning against newer stock. With 3-mile demographics indicating incremental population growth and rising incomes, the tenant base should broaden over the medium term, supporting occupancy stability and pricing discipline when paired with disciplined operations.
- High neighborhood-level occupancy and strong amenity access support renewal and leasing stability.
- 1983 vintage creates clear value-add pathways via unit upgrades and building systems improvements.
- 3-mile population and income growth expand the renter pool, reinforcing long-term demand.
- Employer proximity across multiple sectors underpins weekday occupancy and reduces commute friction.
- Risks: owner-leaning housing mix may moderate near-term lease-up velocity; safety sits below metro median but has improved, warranting prudent on-site measures.