| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 67th | Best |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1120 Samuels Ave, Fort Worth, TX, 76102, US |
| Region / Metro | Fort Worth |
| Year of Construction | 2007 |
| Units | 58 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1120 Samuels Ave Fort Worth Multifamily Investment
Newer 2007 construction in a renter-heavy neighborhood supports durable demand and competitive positioning, according to WDSuite’s CRE market data. Neighborhood occupancy is steady and the high renter-occupied share suggests a deep tenant base for small-format units.
Located in Fort Worth’s Inner Suburb, the neighborhood ranks 122 out of 561 metro neighborhoods—competitive among Fort Worth-Arlington-Grapevine submarkets—offering a balanced mix of livability and access for workforce renters. Neighborhood occupancy is measured at the neighborhood level and has remained broadly steady, aiding leasing predictability for operators.
Amenities are mixed but serviceable for daily needs. Parks access is strong (top quartile nationally), with grocery options above the U.S. average and restaurant density also above average. Café and pharmacy density are limited within the neighborhood, which may modestly concentrate spend toward nearby districts.
Schools in the area average near the national median, which can support family-oriented renter retention without being a primary draw. The housing stock in the neighborhood skews older on average (1966), making 2007 construction relatively competitive versus local comparables, though periodic system updates may be prudent over a longer hold.
Renter-occupied share within the neighborhood is high (measured as the share of housing units that are renter-occupied), indicating a deep tenant pool and potential lease-up resilience. Within a 3-mile radius, households increased in recent years and are projected to grow further, while average household size is declining—factors that typically expand the renter pool and support occupancy stability.
Home values in the neighborhood sit well above national norms, reflecting a high-cost ownership market that can sustain reliance on multifamily rentals. Rent-to-income ratios are comparatively manageable, which can help retention while still allowing disciplined revenue optimization.
Safety indicators for the neighborhood track below national averages, with violent and property offenses elevated relative to many U.S. neighborhoods. Within the metro, the neighborhood’s crime rank places it below the metro median among 561 neighborhoods. Recent trends show year-over-year improvement in violent offense rates, which is a constructive signal to monitor over subsequent periods.
Investors should frame safety in comparative and directional terms at the neighborhood—not block—level, incorporating property-level measures and management practices into underwriting and asset planning.
Proximity to major employers supports renter demand through commute convenience and diversified job bases, including homebuilding, advanced manufacturing, beverage packaging, airline corporate, and retail headquarters.
- D.R. Horton — homebuilding (1.2 miles) — HQ
- Parker Hannifin Corporation — motion & control manufacturing (4.0 miles)
- Ball Metal Beverage Packaging — beverage packaging (8.6 miles)
- American Airlines Group — airline holding company (16.7 miles) — HQ
- Gamestop — video game retail (16.7 miles) — HQ
The asset’s 2007 vintage stands out versus an older neighborhood base, offering competitive positioning and lower near-term obsolescence risk, while still warranting modernization planning as systems age. A high renter-occupied share at the neighborhood level indicates depth of tenant demand, and within a 3-mile radius, growth in households alongside smaller household sizes points to a larger pool of renters over time. Elevated ownership costs locally support reliance on rentals, and manageable rent-to-income levels favor retention and steady occupancy.
According to CRE market data from WDSuite, neighborhood occupancy has been steady and local rents benchmark above national averages, aligning with a leasing strategy focused on stable absorption and disciplined pricing rather than outsized growth assumptions. Amenity access is solid across parks, groceries, and dining, with limited café and pharmacy options that operators can offset through on-site services and resident programming.
- 2007 construction offers competitive positioning versus older local stock with potential value-add through targeted updates
- High renter-occupied share suggests a deep tenant base supporting occupancy stability
- 3-mile household growth and smaller household sizes expand the renter pool and support leasing
- Elevated ownership costs locally reinforce reliance on multifamily housing, aiding retention and pricing power
- Risks: below-average safety metrics and limited café/pharmacy density warrant proactive management and amenity strategy