| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Poor |
| Demographics | 14th | Poor |
| Amenities | 53rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1916 Roberts Cut Off Rd, Fort Worth, TX, 76114, US |
| Region / Metro | Fort Worth |
| Year of Construction | 1984 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1916 Roberts Cut Off Rd 36-Unit Value-Add Multifamily
Neighborhood occupancy near 89% suggests steady leasing dynamics for this Inner Suburb location, based on CRE market data from WDSuite; figures reflect neighborhood conditions rather than the property.
Situated in Fort Worth’s Inner Suburb fabric, the area shows service-oriented convenience with strong grocery and pharmacy access, while cafes and parks are limited. Compared with metro peers (561 neighborhoods), amenity access is competitive for daily needs but not destination-driven. Average school ratings in the neighborhood trail the metro and national norms, which investors may factor into renter profile expectations rather than asset performance.
Renter-occupied share in the neighborhood is around 39% and ranks in the upper tiers nationally, indicating a meaningful tenant base for multifamily demand. Neighborhood occupancy is roughly 89%, which is below the metro median but still supportive of stable leasing when pricing is positioned appropriately. The average construction year for neighborhood stock is 1977; this property’s 1984 vintage is somewhat newer than the local average, offering relative competitiveness to older stock while still benefiting from targeted modernization to capture rent premiums.
Within a 3-mile radius, households have grown modestly even as population edged down, signaling smaller household sizes and a steady renter pool. Looking ahead to 2028, 3-mile household counts are projected to increase, pointing to a larger tenant base over time. Median contract rents in the 3-mile area have risen and are projected to continue trending upward, according to WDSuite’s CRE market data, supporting a disciplined value-add strategy rather than a pure lease-up play.
Home values in the neighborhood sit below many coastal and gateway markets, which can introduce some competition from ownership options; however, a rent-to-income ratio near 0.21 suggests manageable affordability pressure that can support retention with prudent lease management. For investors, the takeaway is a workforce-oriented submarket with reliable daily amenities, a deepening renter pool, and room to differentiate through renovation and professional operations.
Relative to the Fort Worth–Arlington–Grapevine metro (561 neighborhoods), this neighborhood ranks below the metro median for safety, and it sits below the national median as well. For context, recent WDSuite indicators show property offenses trending down year over year, while violent offense estimates ticked up. Investors should underwrite to ongoing security and lighting improvements and monitor citywide trends rather than block-level assumptions.
In practical terms, the area is not among the top quartile nationally for safety, but the downward movement in property-related incidents is constructive. Owners commonly address this with access controls, visibility upgrades, and resident engagement to support retention and protect NOI.
Nearby employers provide a diversified employment base that supports renter demand and commute convenience, including manufacturing, homebuilding, beverage packaging, and major corporate headquarters noted below.
- Parker Hannifin Corporation — manufacturing (1.8 miles)
- D.R. Horton — homebuilding (4.6 miles) — HQ
- Ball Metal Beverage Packaging — packaging (10.8 miles)
- Gamestop — retail corporate (19.8 miles) — HQ
- American Airlines Group — airline corporate (20.5 miles) — HQ
This 36-unit, 1984-vintage asset offers clear value-add potential in an Inner Suburb location where the renter-occupied share is comparatively high and neighborhood occupancy sits below the metro median but remains supportive of stable leasing with the right positioning. Within a 3-mile radius, households have increased and are projected to grow further by 2028, indicating a larger tenant base over time. According to CRE market data from WDSuite, local rent levels have been rising and are expected to continue an upward trajectory, favoring renovations that elevate unit quality and operational execution over speculative lease-up risk.
Grocery and pharmacy access is strong for daily needs, while parks and cafes are limited, implying resident appeal skewed to practical convenience rather than lifestyle amenities. Ownership costs in the area are moderate by national standards, so underwriting should account for some competition from entry-level ownership, but a manageable rent-to-income profile supports retention with disciplined renewals and resident experience.
- 1984 vintage positions the asset for targeted renovations to capture rent premiums versus older neighborhood stock.
- Renter-occupied share is comparatively high, supporting a durable tenant base and leasing velocity.
- Household growth within 3 miles and upward rent trajectory, per WDSuite data, underpin long-term demand.
- Practical amenity access (grocery, pharmacy) supports day-to-day livability for workforce renters.
- Risk: Safety ranks below metro median; plan for security and lighting upgrades and conservative loss assumptions.