| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 69th | Best |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 500 E Harwood Rd, Euless, TX, 76039, US |
| Region / Metro | Euless |
| Year of Construction | 1984 |
| Units | 56 |
| Transaction Date | 2012-07-01 |
| Transaction Price | $2,300,000 |
| Buyer | Bear Creek Equity |
| Seller | Texas Property Investors, I |
500 E Harwood Rd, Euless TX Multifamily Investment
Neighborhood metrics point to steady renter demand and above-median occupancy for the area, according to WDSuite’s CRE market data. Figures cited reflect neighborhood conditions, not the specific property.
Situated in Euless within the Fort Worth–Arlington–Grapevine metro, the neighborhood is rated A- and ranks 87 out of 561 neighborhoods — a top quartile position that signals balanced fundamentals for investors. Neighborhood occupancy is competitive among metro peers (rank 211 of 561) and in the 72nd percentile nationally, supporting income stability at the asset level.
The local housing stock shows a sizable renter-occupied share (about 57% of housing units), indicating a deep tenant base that can support leasing velocity and reduce downtime during turns. Median contract rent sits around the 72nd national percentile, while a rent-to-income ratio near 0.21 suggests manageable affordability pressure for many households — useful for pricing and renewal strategies.
Livability drivers are mixed. Grocery access is strong (92nd percentile nationally), and childcare density is a standout (95th percentile), yet cafes, parks, and pharmacies are limited in the immediate area. Average school ratings trend below national median levels, which may matter for family-oriented product positioning and resident retention strategies.
Within a 3-mile radius, demographics indicate a growing renter pool: population and household counts have expanded in recent years, with forecasts calling for further growth alongside smaller average household sizes. This combination typically supports multifamily demand depth and occupancy resilience, based on commercial real estate analysis from WDSuite.
Safety trends are mixed when viewed comparatively. The neighborhood’s overall crime standing ranks 81 out of 561 metro neighborhoods, and national positioning is modestly favorable (around the 60th percentile). Violent offense metrics are comparatively stronger — top quartile nationally with a notable year-over-year improvement — suggesting relative stability on the most severe categories.
Property offenses track better than many areas nationwide by level, but recent year-over-year movement has been volatile and points to near-term monitoring needs. Investors should benchmark on-site practices (lighting, access control, resident engagement) and stay attuned to citywide trends rather than drawing block-level conclusions from any single period.
Proximity to major employers helps anchor renter demand and supports retention via short commutes, particularly to American Airlines, Express Scripts, GameStop, Michaels, and Vistra noted below.
- American Airlines Group — airline operations (2.2 miles) — HQ
- Express Scripts — pharmacy benefit management (2.8 miles)
- Gamestop — video game retail (3.7 miles) — HQ
- Michaels Cos. — arts & crafts retail (6.7 miles) — HQ
- Vistra Energy — energy holding company (7.2 miles) — HQ
This inner-suburban Euless location offers investor-friendly balance: neighborhood performance sits in the metro’s top quartile, occupancy trends are above the metro median, and the renter-occupied share is substantial — all supportive of stable leasing. Elevated home values in the area, coupled with median rents around the national 72nd percentile, reinforce reliance on multifamily housing and can aid pricing power, according to CRE market data from WDSuite.
Demand drivers look durable within a 3-mile radius: population and households have grown and are projected to continue expanding, with smaller household sizes pointing to more renters entering the market. Notable employers within a short commute broaden the tenant base, while operational focus on resident experience remains important given lower average school ratings and recent volatility in property offenses.
- Top-quartile neighborhood standing in the metro supports consistent demand and retention
- Above-median occupancy and sizable renter concentration underpin income stability
- Household and population growth within 3 miles expand the renter pool
- Elevated ownership costs sustain multifamily reliance and pricing flexibility
- Risks: below-median school ratings and recent property offense volatility warrant monitoring