| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 61st | Good |
| Amenities | 67th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 200 Bear Creek Dr, Euless, TX, 76039, US |
| Region / Metro | Euless |
| Year of Construction | 1984 |
| Units | 120 |
| Transaction Date | 2017-12-20 |
| Transaction Price | $12,550,000 |
| Buyer | ALDWIN PALISADES LLC |
| Seller | Bear Creek Partners LLC |
200 Bear Creek Dr Euless Multifamily Investment
Neighborhood occupancy is strong and renter demand is broad-based, according to WDSuite’s CRE market data, supporting stable operations for a 120-unit asset. This commercial real estate analysis focuses on submarket fundamentals rather than property specifics, with all occupancy and rent metrics reflecting neighborhood conditions.
Located in Euless within the Fort Worth–Arlington–Grapevine metro, the neighborhood rates A and ranks 31 out of 561 metro neighborhoods, placing it in the top quartile locally. Amenity access is a relative strength: cafes are in the top decile nationally and parks and groceries are both in the top quintile, while pharmacies are limited. These dynamics typically support daily-life convenience for renters, with some gaps that operators may offset via delivery and telehealth partnerships.
Neighborhood occupancy stands at 98.1% and has trended higher over five years, placing it in the top decile nationally. Median contract rent in the neighborhood is $1,568 with five-year growth, and the rent-to-income ratio sits well below many U.S. areas, indicating lower affordability pressure that can aid retention and collections. Against a national backdrop, the area’s housing and overall amenity scores are above average, while average school ratings are below the national median — a consideration for family-oriented renter segments.
Construction in the surrounding area averages 1989. With the subject property built in 1984, the vintage is modestly older than nearby stock — an indicator of potential value‑add and systems modernization opportunities to bolster competitive positioning against late-1980s and newer assets.
Within a 3-mile radius, population and household counts have grown over the last five years and are projected to continue increasing, with household growth outpacing population growth — implying smaller household sizes and a broader tenant base. Median and mean incomes have risen in this 3-mile area, and forecasts call for further gains alongside rent growth, which together support near-term leasing depth and longer-term demand for rental units.
Home values in the neighborhood are elevated relative to the national median, reinforcing renter reliance on multifamily housing and supporting pricing power. Neighborhood NOI per unit ranks above the national midpoint, suggesting operations are competitive relative to peers, while investors should still plan for normal expense variability tied to utilities, insurance, and property taxes common in Texas markets.
Safety indicators are mixed when compared nationally. Overall crime levels sit around the national median (52nd percentile), with property offenses comparing favorably — in the top decile nationally — while violent offense levels are better than typical (around the mid‑60s percentile). Recent year‑over‑year trends show volatility in violent incidents, so prudent underwriting should account for potential variability rather than assuming a straight‑line improvement.
At the metro level, this neighborhood performs competitively among Fort Worth–Arlington–Grapevine areas, but sub-neighborhood differences can be material. Operators often find that on‑site management practices, lighting, and access control meaningfully influence resident experience regardless of broader statistics.
Proximity to corporate employers underpins a diversified renter base and commute convenience, with nearby offices spanning retail headquarters, airlines, pharmacy benefits management, energy, and arts & crafts retail. The employers below represent key demand drivers within a short radius.
- Gamestop — video game retail HQ (2.1 miles) — HQ
- American Airlines Group — airline HQ (3.8 miles) — HQ
- Express Scripts — pharmacy benefits manager (4.3 miles)
- Michaels Cos. — arts & crafts retail HQ (6.3 miles) — HQ
- Vistra Energy — energy (7.2 miles) — HQ
The 120‑unit 1984 asset at 200 Bear Creek Dr is positioned in a high‑occupancy neighborhood with broad renter demand and above‑average amenity access. According to CRE market data from WDSuite, neighborhood occupancy is in the national top decile, rent burdens are comparatively low, and home values are elevated versus national norms — conditions that tend to support leasing depth, retention, and pricing power. The property’s slightly older vintage relative to nearby stock points to practical value‑add opportunities in unit interiors and building systems to enhance competitiveness.
Within a 3‑mile radius, population and households have expanded and are projected to continue growing, with rising incomes and forecast rent increases supporting a larger tenant base over time. Balanced against these strengths are below‑median school ratings, mixed safety trends, and normal Texas expense variability, which should be incorporated into underwriting and asset management plans.
- High neighborhood occupancy and low rent-to-income support stable leasing
- 1984 vintage offers clear value‑add and systems modernization upside
- 3‑mile growth in households and incomes expands the renter pool
- Elevated ownership costs locally reinforce reliance on multifamily housing
- Risks: below‑median school ratings, variable safety trends, and expense volatility