| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Good |
| Demographics | 57th | Good |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6801 W Poly Webb Rd, Arlington, TX, 76016, US |
| Region / Metro | Arlington |
| Year of Construction | 1987 |
| Units | 98 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6801 W Poly Webb Rd Arlington Multifamily Investment
Neighborhood occupancy is competitive within the Fort Worth–Arlington–Grapevine metro, supporting stable renter demand according to CRE market data from WDSuite. Strengths in park access and higher-income households balance more limited retail amenities nearby.
Located in a suburban pocket of Arlington, the immediate neighborhood shows competitive occupancy performance (ranked 147 out of 561 metro neighborhoods), indicating steady leasing fundamentals relative to the metro, based on WDSuite s CRE market data. While cafes, grocery, and pharmacies are sparse locally, abundant park access (high national percentile) enhances livability and outdoor recreation options for residents.
Within a 3-mile radius, demographic data indicate a growing population and a projected increase in households over the next five years, expanding the tenant base and supporting occupancy stability. The area skews toward higher-income households compared to national norms, which can underpin rent collections and retention for quality product.
Tenure patterns within a 3-mile radius show a meaningful share of renter-occupied housing units alongside a larger owner segment, suggesting depth for multifamily demand while keeping competition from for-sale options in view. Neighborhood-level rents sit in an upper-tier national percentile, and elevated ownership costs in the area support continued reliance on multifamily housing without implying barriers to ownership.
Vintage context matters: the property s 1987 construction is newer than the neighborhood s average vintage, which can provide a competitive edge versus older stock; investors should still plan for targeted systems updates or modernization to meet current renter expectations.
Compared with U.S. neighborhoods, safety indicators for this area track below national medians, and the neighborhood ranks below the metro midpoint (361 out of 561). That framing suggests investors should underwrite prudent security and operational measures.
Recent trends show property offenses moving in a favorable direction year over year, according to WDSuite s CRE data, though violent and property offense percentiles remain weaker than national medians. Consider this a monitoring point rather than a thesis driver, and calibrate leasing and on-site management accordingly.
Proximity to key employers supports commuter convenience and renter retention, with nearby roles in packaging manufacturing, homebuilding, industrial motion/controls, airline corporate operations, and pharmacy benefits management.
- Ball Metal Beverage Packaging packaging manufacturing (6.3 miles)
- D.R. Horton homebuilding (8.4 miles) HQ
- Parker Hannifin Corporation industrial motion & controls (12.0 miles)
- American Airlines Group airline corporate operations (13.7 miles) HQ
- Express Scripts pharmacy benefits management (14.0 miles)
This 98-unit, 1987-vintage asset benefits from neighborhood occupancy that is competitive among Fort Worth Arlington Grapevine submarkets, alongside strong park access and a renter base supported by higher-income households. The vintage is newer than the local average, which can position the property well versus older stock, though investors should budget for modernization and building systems planning. According to CRE market data from WDSuite, the area s ownership costs and upper-tier neighborhood rent positioning reinforce steady multifamily demand even as nearby retail amenities are limited.
Within a 3-mile radius, population growth and a projected increase in households over the next five years point to a larger tenant base, supporting occupancy durability and lease-up predictability. Risks to underwrite include below-national-median safety percentiles, weaker public school ratings at the neighborhood level, and limited neighborhood retail density, which place a premium on on-site amenities and professional management.
- Competitive neighborhood occupancy supports leasing stability
- 1987 vintage newer than area average; opportunity for targeted upgrades
- 3-mile radius shows population and household growth, expanding the renter base
- Higher-income households bolster collections and retention dynamics
- Risks: below-median safety metrics, weaker school ratings, limited retail amenities