| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 23rd | Poor |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 812 N Center St, Arlington, TX, 76011, US |
| Region / Metro | Arlington |
| Year of Construction | 1986 |
| Units | 28 |
| Transaction Date | 2016-04-29 |
| Transaction Price | $1,830,000 |
| Buyer | STADIUM WEST APARTMENTS LP |
| Seller | ARLINGTON WILLOWOOD APARTMENTS LP |
812 N Center St Arlington Multifamily Value-Add Opportunity
The neighborhood shows a high share of renter-occupied units and proximity to major employers, supporting a resilient tenant base according to WDSuite’s CRE market data. Focus centers on demand depth and leasing execution rather than outsized rent growth.
Located in Arlington’s inner suburb, this property benefits from everyday convenience: grocery and pharmacy access rank high versus neighborhoods nationwide, while restaurants are plentiful. By contrast, cafes and parks are limited locally, which can modestly cap lifestyle appeal but does not typically diminish workforce housing demand.
The property was built in 1986, newer than the neighborhood’s average building vintage from the late 1970s. This positioning can help competitiveness against older stock, though investors should still plan for aging systems and selective modernization to sustain leasing velocity and retention.
Tenure patterns indicate a strong renter base: a large share of housing units are renter-occupied in the neighborhood, which supports multifamily demand depth and day‑to‑day leasing activity. Within a 3‑mile radius, recent population growth and an increase in households point to a larger tenant base over time, with projections indicating further household gains that can support occupancy stability.
Ownership costs in the area are elevated relative to local incomes by national benchmarks, which tends to reinforce renter reliance on multifamily housing and can aid lease retention and pricing power. At the same time, rent-to-income dynamics signal some affordability pressure for renters, so disciplined lease management and renewal strategies remain important.
Neighborhood safety indicators sit below national averages, reflecting higher relative levels of both violent and property offenses compared with many U.S. neighborhoods. Within the Fort Worth–Arlington–Grapevine metro, the area ranks in the lower half for safety when compared against 561 neighborhoods, suggesting investors should underwrite additional security and loss‑to‑lease controls.
Recent data show a notable year‑over‑year improvement in property offense rates, while violent offense trends have moved less favorably. For investors, this mixed profile argues for practical measures—lighting, access control, and resident engagement—to support retention and protect NOI.
The area draws from a diverse corporate employment base, supporting commuter convenience and steady renter demand. Key nearby employers include American Airlines Group, Express Scripts, GameStop, Kimberly‑Clark, and Celanese.
- American Airlines Group — airlines HQ & corporate (6.3 miles) — HQ
- Express Scripts — pharmacy benefit management offices (6.5 miles)
- Gamestop — retail & e‑commerce corporate (10.8 miles) — HQ
- Kimberly-Clark — consumer goods corporate (12.4 miles) — HQ
- Celanese — specialty materials corporate (12.8 miles) — HQ
This 28‑unit asset offers exposure to an established renter market with strong proximity to regional employers and everyday amenities. Based on CRE market data from WDSuite, the neighborhood’s high renter concentration and household growth within a 3‑mile radius support a deeper tenant base, while elevated ownership costs versus incomes tend to sustain rental demand and lease retention. The 1986 vintage is newer than much of the surrounding stock, providing a relative competitive edge; targeted capital planning can address aging systems and position units for steady absorption.
Key underwriting considerations include monitoring neighborhood occupancy levels and safety metrics that are below national averages, alongside affordability pressure that calls for attentive renewal management. With pragmatic operations and selective upgrades, the asset can compete for workforce renters drawn by job access and service-rich convenience.
- High renter concentration and growing 3‑mile household base support demand depth
- 1986 vintage is newer than neighborhood average, with value‑add via targeted modernization
- Elevated ownership costs reinforce reliance on rentals, aiding retention and pricing power
- Proximity to major employers underpins commuter convenience and leasing stability
- Risks: neighborhood safety below national norms and affordability pressure require active management