| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Best |
| Demographics | 34th | Fair |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 601 Trail Lake Dr, Crowley, TX, 76036, US |
| Region / Metro | Crowley |
| Year of Construction | 1979 |
| Units | 88 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
601 Trail Lake Dr Crowley Multifamily Investment
Neighborhood occupancy is high and has shown resilience, according to WDSuite’s CRE market data, supporting stable rent rolls at this address in Crowley, Texas. Figures cited for occupancy and rents reflect neighborhood conditions, not the property itself.
Neighborhood performance and renter demand
The property sits in an Inner Suburb of the Fort Worth–Arlington–Grapevine metro where the neighborhood rates B+ and ranks 161 out of 561 metro neighborhoods. That places it competitive among Fort Worth–Arlington–Grapevine neighborhoods and above the metro median in overall positioning, based on CRE market data from WDSuite.
Occupancy in the surrounding neighborhood is strong, ranking 63 of 561 locally and in the top decile nationally by percentile. For investors, that backdrop supports income stability and reduces lease-up risk, while still requiring granular asset-level underwriting.
Amenities are serviceable for a suburban location: cafes, groceries, parks, and restaurants track near or modestly above national medians by density, though pharmacy access is limited within the neighborhood. Average school ratings trend low versus national benchmarks, which may influence family-oriented leasing strategies.
Tenure patterns indicate a moderate renter concentration at the neighborhood level (share of housing units that are renter-occupied), suggesting a viable tenant base without oversaturation. Neighborhood rents sit above the national median by percentile, while a higher value-to-income ratio versus national norms indicates a relatively high-cost ownership market that can sustain reliance on multifamily housing and support lease retention.
Within a 3-mile radius, demographics show recent gains in population and households, with forecasts pointing to further growth and a slight decrease in average household size by 2028. This implies a larger tenant base and more renters entering the market over time, which can support occupancy stability and steady leasing.
Vintage context: the asset’s 1979 construction is older than the neighborhood’s newer housing stock on average. That age profile highlights potential value-add and capital planning opportunities to enhance competitiveness against 2010s-era product in the submarket.
Safety context
Relative to the metro, the neighborhood’s crime ranking sits at 103 out of 561, indicating crime levels that are elevated compared with many Fort Worth–Arlington–Grapevine peers. Nationally, however, the neighborhood rates around the mid-to-better range by percentile, reflecting a safety profile that is somewhat stronger than the U.S. average.
Recent trend indicators are constructive: estimated property offenses declined meaningfully year over year and violent offense rates also improved, according to WDSuite’s CRE market data. Investors should still underwrite property-level security and lighting enhancements, but the directional trend supports retention and nighttime amenity usage.
Proximity to diversified employers supports renter demand through commute convenience, including manufacturing, homebuilding headquarters, industrial components, airline corporate, and pharmacy benefits administration.
- Ball Metal Beverage Packaging — packaging manufacturing (5.0 miles)
- D.R. Horton — homebuilding (11.9 miles) — HQ
- Parker Hannifin Corporation — industrial manufacturing (12.5 miles)
- American Airlines Group — airline corporate (24.3 miles) — HQ
- Express Scripts — pharmacy benefit management (24.6 miles)
Investment thesis
601 Trail Lake Dr is an 88-unit asset built in 1979, positioned within a neighborhood that is competitive among Fort Worth–Arlington–Grapevine peers by rank. Neighborhood occupancy is high and above national norms, which supports income durability and moderates rollover risk. Given the asset’s older vintage relative to newer nearby stock, a targeted renovation and systems modernization plan can improve competitive positioning and support rent trade-outs.
Within a 3-mile radius, population and households have expanded and are projected to continue growing, implying a larger tenant base and ongoing renter pool expansion. Neighborhood rents sit above national medians by percentile, and a higher value-to-income ratio signals a high-cost ownership market that can sustain reliance on multifamily housing; according to CRE market data from WDSuite, these conditions align with strong neighborhood occupancy.
- Strong neighborhood occupancy supports income stability and reduces lease-up risk.
- 1979 vintage offers value-add and capital planning levers to compete with 2010s-era stock.
- 3-mile demographic growth expands the tenant base and supports sustained renter demand.
- Above-median neighborhood rents and elevated ownership costs reinforce multifamily reliance and potential pricing power.
- Risks: lower average school ratings, a metro-relative crime position that warrants on-site security focus, and limited pharmacy access requiring resident convenience workarounds.