| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 41st | Fair |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 306 Vine St, Euless, TX, 76040, US |
| Region / Metro | Euless |
| Year of Construction | 1980 |
| Units | 100 |
| Transaction Date | 2019-01-24 |
| Transaction Price | $7,675,000 |
| Buyer | --- |
| Seller | --- |
306 Vine St, Euless TX Multifamily Investment
Renter demand is supported by a rising household base and steady neighborhood occupancy, according to WDSuite’s CRE market data, positioning this asset for durable leasing in an Inner Suburb location.
The property sits in Euless within the Fort Worth–Arlington–Grapevine metro, a B-rated Inner Suburb neighborhood that is competitive among metro peers (ranked 210 of 561). Grocery and park access score well locally — both are in the top quartile among 561 metro neighborhoods — which supports daily convenience and resident retention. Café density and pharmacy access are more limited nearby, which may temper some lifestyle appeal but is typical for inner-suburban pockets.
Neighborhood occupancy is 91.8% and has trended upward over the past five years, indicating stable leasing backdrops relative to broader metro movements. Rents in the neighborhood have risen materially over the last cycle, reflecting durable demand for well-located suburban units; investors should balance this with lease management discipline to sustain renewal performance.
Within a 3-mile radius, population and households have expanded meaningfully over the last five years, with further growth projected alongside smaller average household sizes. This points to a larger tenant base and continued renter pool expansion that can support occupancy stability and absorption of renovated units. The local renter-occupied share of housing units is elevated, reinforcing depth of demand for multifamily options.
Median home values sit below many coastal metros, and value-to-income metrics indicate an ownership market that is more accessible than high-cost hubs. For investors, this suggests balanced dynamics: attainable ownership can compete at the margin, but rent-to-income levels remain manageable, helping support pricing power without outsized affordability pressure. Average school ratings trend lower than top-performing districts, which may skew tenant profiles toward workforce and young professionals rather than families prioritizing top schools.
Safety indicators are comparatively positive in a regional context. The neighborhood ranks strong on metro safety measures (crime rank 63 out of 561 metro neighborhoods), placing it above the metro average and competitive among Fort Worth–Arlington–Grapevine sub-areas. Nationally, the area trends above average on safety metrics (around the mid-60s percentile), signaling a comparatively favorable backdrop versus many neighborhoods nationwide.
Recent trends are mixed: property-related incidents have eased year over year, while violent incident estimates show a modest uptick. For investors, this argues for standard security practices and lighting/visibility improvements as part of ongoing asset management rather than a thesis-changing concern.
Proximity to major corporate offices underpins steady renter demand and commuting convenience, notably in aviation, pharmacy benefits, retail, and consumer goods — the same employers highlighted below.
- American Airlines Group — aviation (2.3 miles) — HQ
- Express Scripts — pharmacy benefits (2.9 miles)
- Gamestop — video game retail (4.7 miles) — HQ
- Michaels Cos. — arts & crafts retail (8.1 miles) — HQ
- Kimberly-Clark — consumer goods (8.4 miles) — HQ
This 100-unit asset benefits from a renter-heavy environment and steady neighborhood occupancy, supporting predictable leasing and renewal cadence. Based on CRE market data from WDSuite, the surrounding 3-mile area shows strong household growth with further expansion forecast, suggesting a larger tenant base and continued absorption potential. Median ownership costs are moderate for the region, which can introduce some competition from entry-level ownership, yet rent-to-income levels indicate manageable affordability pressure that can sustain rent rolls with thoughtful lease management.
Built in 1980, the property likely warrants targeted value-add and systems modernization, offering scope to enhance unit finishes and common areas. Proximity to major employers and solid neighborhood convenience (notably grocery and parks) provides a supportive foundation for long-term occupancy stability, while careful capital planning can unlock competitive positioning versus older vintage peers.
- Renter-occupied share is elevated locally, reinforcing depth of tenant demand for multifamily.
- Neighborhood occupancy has improved over five years, aiding lease stability.
- 3-mile population and household growth — with smaller household sizes — supports renter pool expansion and absorption of upgrades.
- 1980 vintage offers value-add potential via interior upgrades and building systems planning.
- Risks: lower average school ratings, limited café/pharmacy density, and moderate competition from ownership options require disciplined leasing and amenity strategy.