| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 69th | Best |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 501 Arbor Creek Dr, Euless, TX, 76039, US |
| Region / Metro | Euless |
| Year of Construction | 1985 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
501 Arbor Creek Dr Euless Multifamily Opportunity
Strong renter demand and steady neighborhood occupancy provide a durable tenant base near DFW employment hubs, according to WDSuite’s CRE market data. These metrics reflect neighborhood-level trends, not the property, supporting income stability for investors.
Rated A- and ranked 87 out of 561 Fort Worth–Arlington–Grapevine neighborhoods, the area falls in the top quartile metro-wide, signaling competitive fundamentals for multifamily. Neighborhood occupancy is solid and renter concentration is high, indicating depth in the tenant pool and support for lease-up and retention. This is a neighborhood-level read, not property-specific, but it frames demand conditions for underwriting.
Daily needs are well served: grocery access ranks 37 of 561 (high for the metro) and childcare density ranks 17 of 561, while cafes, parks, and pharmacies are comparatively limited. Average school scores trail national peers (37th percentile), an important consideration for family-oriented leasing strategies. Overall amenity density sits near the middle of the pack nationally, suggesting convenience for essentials but fewer lifestyle anchors within immediate proximity.
Within a 3-mile radius, population and households have grown over the past five years and are projected to continue expanding, pointing to a larger tenant base and supportive demand for rental units. Household incomes have also risen, aligning with rent growth in the area and helping sustain occupancy and pricing power.
Ownership remains a high-cost option locally (value-to-income sits in a high national percentile), which tends to keep renters in place and reinforces multifamily demand, while the neighborhood’s rent-to-income ratio is comparatively moderate for the region—favorable for lease retention and renewal management. These dynamics, based on commercial real estate analysis from WDSuite, support an investor case centered on demand durability over the cycle.
Neighborhood safety trends compare favorably in context: the area ranks 81 out of 561 metro neighborhoods and sits above the national average (60th percentile) for overall safety. Violent offense estimates improved year over year, while property offense rates increased, creating a mixed but monitorable profile. Investors should evaluate recent trendlines, compare them with submarket norms, and calibrate security and asset management accordingly.
Proximity to major corporate employers supports renter demand and commute convenience, notably in airlines, pharmacy benefit management, and corporate retail headquarters highlighted below.
- American Airlines Group — airlines HQ (2.1 miles) — HQ
- Express Scripts — pharmacy benefit management (2.6 miles)
- Gamestop — retail corporate offices (3.9 miles) — HQ
- Michaels Cos. — retail corporate offices (6.9 miles) — HQ
- Vistra Energy — energy corporate offices (7.4 miles) — HQ
The investment case centers on durable renter demand supported by neighborhood-level occupancy strength and a high share of renter-occupied housing units. Within a 3-mile radius, population and households have expanded and are projected to continue growing, which supports a larger tenant base and leasing stability. Elevated home values relative to incomes reinforce reliance on rental housing, while rent levels remain within a manageable share of income—favorable for retention and steady collections, based on CRE market data from WDSuite.
Amenity access is anchored by strong grocery and childcare density and proximity to major employers, though limited parks/cafes and below-average school ratings may influence tenant mix. Safety trends are generally competitive for the metro, with improving violent offense estimates but higher property offenses year over year—factors that can be mitigated through asset management and resident experience initiatives.
- Neighborhood ranks top quartile among 561 metro areas, supporting competitive demand
- High renter-occupied share signals depth of tenant base and occupancy stability
- 3-mile population and household growth point to ongoing renter pool expansion
- Elevated ownership costs sustain multifamily demand and renewal leverage
- Risks: limited lifestyle amenities, modest school ratings, and mixed property crime trends