| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 32nd | Poor |
| Amenities | 56th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3100 Sappington Pl, Fort Worth, TX, 76116, US |
| Region / Metro | Fort Worth |
| Year of Construction | 1973 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3100 Sappington Pl, Fort Worth Multifamily
Positioned in an inner-suburban pocket of Fort Worth with a renter-leaning housing base, this 28-unit asset offers value-add potential and steady tenant demand, according to WDSuite’s CRE market data. Neighborhood occupancy trends are stable but below metro leaders, making operations and renovations key to outperformance.
The property sits in an Inner Suburb neighborhood rated B and ranked 257 out of 561 Fort Worth–area neighborhoods — competitive among metro peers. Retail convenience is a localized strength: grocery access ranks 46 of 561 (top quartile in the metro) and restaurant density is also strong, while cafés and pharmacies are thinner nearby. Parks access trends above national averages, supporting day-to-day livability for renters.
Construction in the neighborhood averages 1981. With a 1973 vintage, the asset is older than the local norm, pointing to potential capital planning for systems and interiors — but also creating clear value-add or repositioning angles against 1980s stock. Neighborhood occupancy is reported at 82.2% (ranked 531 of 561), signaling that asset-level leasing strategy and renovations matter for capture and retention.
Renter-occupied housing accounts for a majority of units in the neighborhood (58.3% renter concentration; rank 73 of 561, top decile metro-wide), indicating a deep tenant base for multifamily. Within a 3-mile radius, households have expanded over the past five years and are projected to grow further through 2028, which supports a larger tenant pool and potential occupancy stability as new households enter the market. Median household size has edged down over time, consistent with demand for apartments sized for singles and small families.
Home values in the immediate area sit in a mid-range for Fort Worth (near the metro midpoint by rank) but remain a high-cost ownership market relative to local incomes (value-to-income ratio ranks 34 of 561 — top quartile). For investors, that dynamic tends to sustain renter reliance on multifamily housing and can aid lease retention. Rent levels track around the national middle per WDSuite’s commercial real estate analysis, suggesting pricing power is achievable when paired with targeted upgrades and disciplined lease management.
Safety metrics trend weaker than both metro and national benchmarks, with the neighborhood’s overall crime rank at 330 out of 561 Fort Worth–area neighborhoods. Nationally, current readings place the area in lower percentiles for safety; however, year-over-year trends show improvement, with both violent and property offense rates declining according to WDSuite data. For investors, this calls for prudent security measures and tenant-experience enhancements while noting the recent downward trajectory in reported offenses.
Nearby employers span manufacturing, homebuilding, packaging, and large corporate headquarters farther east, supporting a broad commuter base and weekday traffic that can underpin renter demand and retention. The list below highlights the closest employment anchors relevant to workforce housing and professional renters.
- Parker Hannifin Corporation — industrial manufacturing (3.1 miles)
- D.R. Horton — homebuilding (6.3 miles) — HQ
- Ball Metal Beverage Packaging — packaging (8.9 miles)
- American Airlines Group — airline headquarters & corporate functions (23.3 miles) — HQ
- Gamestop — retail corporate offices (23.4 miles) — HQ
This 1973, 28-unit asset offers a practical value-add path in a B-rated Inner Suburb setting where renter-occupied housing is prevalent and homeownership costs are comparatively high relative to incomes. While neighborhood occupancy sits below metro leaders, household growth within a 3-mile radius and sustained renter concentration create a durable demand backdrop. According to CRE market data from WDSuite, amenity access is strongest in grocery and restaurants, giving the location everyday convenience that supports leasing.
Execution should focus on renovations that compete against 1980s stock and on disciplined lease management to navigate moderate affordability pressures. Improving safety trends and a diverse nearby employment base add support, but underwriting should account for below-metro occupancy and invest in resident experience and security where warranted.
- Renter-heavy neighborhood supports tenant base depth and potential occupancy stability.
- 1973 vintage enables value-add upgrades to compete with 1980s-era comparables.
- Everyday convenience with strong grocery and dining access aids leasing and retention.
- Diverse employers within commuting range bolster workforce housing demand.
- Risk: neighborhood occupancy trails metro leaders; plan for active leasing, renovations, and security.