| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Poor |
| Demographics | 14th | Poor |
| Amenities | 53rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1904 Roberts Cut Off Rd, Fort Worth, TX, 76114, US |
| Region / Metro | Fort Worth |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1904 Roberts Cut Off Rd Fort Worth Micro‑Unit Asset
Balanced renter demand and steady neighborhood occupancy support a workforce housing thesis, according to WDSuite’s commercial real estate analysis. With modest rents relative to incomes, the location emphasizes cash flow consistency over outsized rent growth.
Situated in an Inner Suburb of Fort Worth, the property benefits from practical conveniences rather than destination retail. Neighborhood amenities rank 135th among 561 metro neighborhoods, placing it in the top quartile locally, with strong access to grocery and pharmacy options while fewer cafes and parks are present. For investors, this mix suggests everyday convenience that supports retention, even if lifestyle amenities are thinner than core submarkets.
The neighborhood’s median contract rent trends toward the workforce segment, and the rent-to-income profile indicates manageable affordability pressure by national standards. Home values are lower than many high‑cost markets, which can introduce some competition from entry‑level ownership; however, it also supports a steady renter pool for well‑positioned apartments.
Tenure dynamics show a meaningful base of renter-occupied housing units (neighborhood renter concentration is elevated relative to many Fort Worth peers), which helps sustain multifamily leasing depth. At the same time, neighborhood occupancy is moderate, so competitive positioning and operational execution remain important to maintain lease-up velocity and renewal rates.
Demographic statistics aggregated within a 3‑mile radius show households have increased while total population edged down in recent years, implying smaller household sizes and a shifting mix of residents. Forward-looking data points to household growth over the next few years, supporting a larger tenant base and aiding occupancy stability, based on CRE market data from WDSuite.
The asset’s 1984 vintage is newer than the neighborhood average construction year, offering a relative edge versus older stock, though investors should still plan for selective modernization and systems updates to enhance competitiveness and capture value‑add upside.
Safety indicators for the neighborhood sit below the national median, and the area ranks below the metro median (384th of 561 Fort Worth–area neighborhoods). National percentiles place the neighborhood in a lower safety tier relative to peers nationwide, so investors should underwrite prudent security measures and tenant screening as part of operations.
Recent trends are mixed: estimates indicate property offenses have eased year over year, while violent offense measures have increased over the same period. These are neighborhood-level signals, not property-specific, and should be weighed alongside on-the-ground management practices and visibility to nearby activity corridors.
Nearby employers span manufacturing, homebuilding, beverage packaging, retail headquarters, and aviation, supporting a diverse commuter base that can bolster leasing and retention for workforce-oriented units.
- Parker Hannifin Corporation — industrial manufacturing (1.8 miles)
- D.R. Horton — homebuilding (4.6 miles) — HQ
- Ball Metal Beverage Packaging — beverage packaging (10.8 miles)
- Gamestop — video game retail (19.8 miles) — HQ
- American Airlines Group — airline holding company (20.5 miles) — HQ
This 20‑unit, micro‑unit asset in an inner Fort Worth suburb targets the workforce segment with manageable rent levels and practical access to daily needs. Neighborhood renter concentration is solid, and household counts within a 3‑mile radius are projected to increase, pointing to a broader tenant base and support for occupancy. According to CRE market data from WDSuite, neighborhood occupancy is steady, suggesting operations focused on value, renewals, and resident experience can maintain income durability.
The 1984 vintage is slightly newer than the local average, offering a relative competitive angle versus older stock while leaving room for renovation and systems updates to drive rent positioning. Key considerations include a safety profile that trails national medians, thinner lifestyle amenities versus core submarkets, and potential competition from entry‑level ownership; thoughtful capex, security, and leasing strategy can mitigate these factors.
- Workforce micro‑units with accessible rents support cash flow stability
- Renter base and projected household growth (3‑mile) expand leasing depth
- 1984 vintage offers value‑add through targeted interior and systems upgrades
- Everyday amenities (grocery/pharmacy) aid retention despite fewer cafes/parks
- Risks: below‑median safety indicators, moderate occupancy, and ownership competition