| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 40th | Fair |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 806 Benge Dr, Arlington, TX, 76013, US |
| Region / Metro | Arlington |
| Year of Construction | 1980 |
| Units | 29 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
806 Benge Dr, Arlington TX Multifamily Investment
Neighborhood renter-occupied share is significant and local dining density is strong, supporting a durable tenant base according to WDSuite’s CRE market data. Positioning focuses on workforce accessibility with amenity depth that can aid leasing consistency.
Located in an Inner Suburb setting within the Fort Worth–Arlington–Grapevine metro, the neighborhood carries a B- rating and sits roughly mid-pack among 561 metro neighborhoods, per WDSuite. For investors, this points to balanced fundamentals rather than a purely yield-or purely growth-driven profile.
Amenity access skews toward lifestyle and recreation: restaurant density ranks in the top quartile nationally, cafes are similarly strong, and parks coverage is also top quartile. These features broaden appeal for renters seeking convenience and outdoor access, which can aid retention. Daily-needs retail is thinner in the immediate area (limited grocery and pharmacy within the neighborhood), so residents may rely on nearby corridors for essentials.
Tenure mix favors rentals: the neighborhood’s renter-occupied share is 57.8%, indicating a deep user base for multifamily. Median contract rent levels in the area trend moderate versus national benchmarks, which helps sustain demand while preserving pricing flexibility. Homeownership costs are comparatively elevated for many households in the metro, reinforcing reliance on rental options and supporting lease stability over time.
Within a 3-mile radius, demographics show recent population growth and an increase in households, with forecasts through 2028 pointing to further household expansion and a slightly smaller average household size. For investors, a growing household count and a sizable 18–34 renter cohort translate into a larger tenant base and support for occupancy over the medium term, based on WDSuite’s commercial real estate analysis.
Safety metrics for the neighborhood trend below national benchmarks. Relative to neighborhoods nationwide, the area scores in lower percentiles for both property and violent offenses, indicating higher reported incidence versus national norms. Within the Fort Worth–Arlington–Grapevine metro’s 561 neighborhoods, the crime rank places this area on the less favorable side of the spectrum.
Recent trends show a modest year-over-year increase in estimated property offenses and a more pronounced uptick in estimated violent offenses. Investors typically underwrite this by emphasizing security, lighting, and resident screening, and by weighing insurance and operating practices accordingly. Comparisons should be made at the neighborhood scale rather than the block level, and ongoing monitoring of metro-wide trends is advisable.
The employment base features major corporate offices within commuting range, which supports renter demand through steady white- and gray-collar job access. Notable nearby employers include American Airlines Group, Express Scripts, GameStop, Ball Metal Beverage Packaging, and D.R. Horton.
- American Airlines Group — airline HQ and corporate operations (8.0 miles) — HQ
- Express Scripts — pharmacy benefits administration (8.1 miles)
- Gamestop — retail corporate offices (12.4 miles) — HQ
- Ball Metal Beverage Packaging — manufacturing corporate office (12.6 miles)
- D.R. Horton — homebuilding corporate offices (12.6 miles) — HQ
This 29-unit asset is positioned in an Inner Suburb neighborhood with solid renter demand, supported by a 57.8% renter-occupied housing share and strong amenity depth in dining and parks. According to CRE market data from WDSuite, the neighborhood’s restaurant and cafe densities rank among the stronger pockets nationally, which can bolster leasing and retention. Within a 3-mile radius, recent population growth and a projected rise in households by 2028 point to a larger tenant base and support for occupancy stability.
Ownership costs in the area are relatively high compared with local incomes, which tends to sustain reliance on multifamily housing and underpins pricing power for well-managed properties. Offsetting considerations include below-average neighborhood safety metrics and thinner immediate access to daily-needs retail (grocery, pharmacy), which warrant active management and service positioning.
- Deep renter pool and workforce access support demand
- Top-quartile dining and park access aid leasing and retention
- 3-mile household growth outlook expands the tenant base
- Elevated ownership costs reinforce multifamily reliance and pricing flexibility
- Risks: below-national safety metrics and limited immediate daily-needs retail