| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Poor |
| Demographics | 36th | Fair |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2698 S Hulen St, Fort Worth, TX, 76109, US |
| Region / Metro | Fort Worth |
| Year of Construction | 1996 |
| Units | 74 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2698 S Hulen St Fort Worth Multifamily Investment
Renter concentration in the surrounding neighborhood is elevated, supporting a deeper tenant base even as occupancy trends vary, according to WDSuite’s CRE market data. The location’s mix of everyday amenities and workforce access positions this asset for stable leasing relative to similar inner-suburban Fort Worth product.
Located in an Inner Suburb of Fort Worth, this area carries a C+ neighborhood rating and sits above the metro median for overall neighborhood performance (rank 383 out of 561 metro neighborhoods). For investors, the mix points to serviceable fundamentals with selective strengths that can support steady operations.
Daily-needs access is balanced: restaurants are comparatively dense (top quartile nationally), groceries are solidly available (around the 70th percentile nationally), while cafes, parks, and pharmacies are limited. Childcare access is a relative bright spot (upper decile nationally), which can aid family-oriented renter retention.
The neighborhood skews renter-occupied at the unit level, with renter concentration ranking competitive among Fort Worth neighborhoods (rank 72 of 561). This depth of renter demand supports leasing resilience for multifamily. Median rents are mid-market locally, and rent-to-income levels indicate manageable affordability pressure that can help sustain renewals and limit turnover risk.
Vintage context matters: the average neighborhood construction year is 1968, while the subject’s 1996 build is newer than much of the local stock. That positioning can enhance competitive appeal versus older assets, though investors should still plan for system updates and selective modernization to meet current renter expectations.
Within a 3-mile radius, demographics show a broad renter pool anchored by working-age households, with households and incomes expanding over time. Forecasts indicate additional household growth and rising incomes through 2028, which supports multifamily demand and rentability, based on CRE market data from WDSuite. Home values in the immediate neighborhood are relatively accessible by national standards, which can introduce some competition from ownership; proactive amenity and service positioning can help sustain pricing power.
Safety conditions are mixed and sit below the metro median (crime rank 353 out of 561 metro neighborhoods). In national context, both violent and property offense measures fall in lower safety percentiles, indicating higher incident rates than many neighborhoods nationwide. Investors should underwrite with prudent security, lighting, and access-control planning.
Trend-wise, estimated offense rates have been declining year over year, with improvement metrics placing the neighborhood modestly above national medians for recent change. For operations, continued monitoring and property-level measures can help support resident comfort and retention.
Proximity to established employers supports commute convenience and a diversified renter base. Nearby corporate offices include Parker Hannifin, D.R. Horton, and Ball Metal Beverage Packaging, with broader regional anchors such as American Airlines Group also within commuting range.
- Parker Hannifin Corporation — industrial/manufacturing offices (3.5 miles)
- D.R. Horton — homebuilding corporate offices (4.4 miles) — HQ
- Ball Metal Beverage Packaging — packaging manufacturing offices (6.1 miles)
- American Airlines Group — airline corporate offices (21.0 miles) — HQ
This 74-unit asset, built in 1996, is newer than much of the surrounding stock, offering a competitive edge versus older properties while still warranting targeted system updates and common-area refreshes. The neighborhood’s renter concentration and steady daily-needs access underpin a broad tenant base, and within a 3-mile radius, households and incomes are projected to grow—supporting occupancy stability and leasing velocity. According to WDSuite’s commercial real estate analysis, neighborhood rents sit in a mid-market range with rent-to-income levels that help sustain renewals.
Operationally, investors can lean on workforce access and proximity to major employers to reinforce demand, while acknowledging safety metrics below the metro median and some competition from relatively accessible homeownership. Thoughtful capex toward security, curb appeal, and in-unit updates can position the property to capture future rent growth and retention gains in line with metro trends.
- Newer 1996 vintage versus local average, supporting competitive positioning with modest modernization needs
- Elevated renter concentration in the neighborhood provides depth for multifamily demand and leasing stability
- 3-mile household and income growth outlook supports rentability and retention
- Workforce access near established employers reinforces a diverse tenant base
- Risks: below-median safety metrics and potential competition from ownership options; plan security and amenity upgrades