| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Best |
| Demographics | 42nd | Fair |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3125 McCart Ave, Fort Worth, TX, 76110, US |
| Region / Metro | Fort Worth |
| Year of Construction | 2013 |
| Units | 77 |
| Transaction Date | 2016-10-03 |
| Transaction Price | $16,200,000 |
| Buyer | --- |
| Seller | LoftVue Apartments LP, Developer, LoftVue Apartments LP, PrCiaces/hu Enqitu aivnadle /nstf |
3125 McCart Ave Fort Worth Multifamily Opportunity
Renter concentration in the surrounding neighborhood and a high-cost ownership landscape support steady tenant demand, according to WDSuite’s CRE market data. Newer 2013 construction provides competitive positioning versus older local stock.
The property sits in an Inner Suburb of Fort Worth with strong daily-needs access: grocery, restaurant, pharmacy, and park density rank competitively among 561 metro neighborhoods and place the area in the upper tier nationally for these amenities. Cafe and childcare density are thinner, so the amenity mix skews toward essentials rather than boutique options.
Neighborhood-level occupancy is currently on the softer side, so leasing may require active management; however, the share of renter-occupied housing units is elevated (top decile nationally), indicating a deep tenant base for multifamily. Median contract rents in the neighborhood track above national norms, reflecting durable demand but also the need for disciplined rent setting to support retention.
Within a 3-mile radius, population and households have expanded, with households rising faster than population, which points to smaller household sizes and a gradual broadening of the renter pool. Forecasts show additional population and household growth over the next five years, supporting occupancy stability and leasing velocity. Elevated home values relative to incomes locally suggest a high-cost ownership market that can reinforce reliance on multifamily rentals and support pricing power when operations are well managed.
Vintage matters for competitive positioning: the neighborhood’s average construction year skews early-1980s, while this asset was built in 2013. The newer vintage offers a relative edge versus older stock, though investors should still plan for mid-life system updates and selective modernization. These dynamics, combined with amenity access and a sizable renter base, make the location a practical target for multifamily property research and underwriting.
Safety signals are mixed and should be evaluated at the neighborhood level rather than the property level. The neighborhood’s crime rank sits in the lower-ranked (more incidents) cohort among 561 Fort Worth–Arlington–Grapevine neighborhoods, while the national comparison points to roughly middle-of-the-pack conditions overall. Property offenses benchmark weaker versus national peers, but violent offenses have declined sharply year over year, placing that improvement among the stronger national trends.
For investors, this translates to a need for pragmatic on-site measures (access control, lighting, and coordination with local patrols) while recognizing improving violent-offense momentum. Frame safety in underwriting as competitive among metro submarkets with operational attention, rather than a structural deterrent.
Nearby corporate offices anchor a diverse employment base that supports renter demand and commute convenience for residents. Key employers within typical commuting range include D.R. Horton, Ball Metal Beverage Packaging, Parker Hannifin Corporation, American Airlines Group, and Express Scripts.
- D.R. Horton — homebuilding HQ (3.7 miles) — HQ
- Ball Metal Beverage Packaging — packaging (4.5 miles)
- Parker Hannifin Corporation — industrial/manufacturing offices (4.8 miles)
- American Airlines Group — airline HQ (19.5 miles) — HQ
- Express Scripts — pharmacy benefit management (19.9 miles)
Built in 2013 with 77 units averaging roughly 791 square feet, the asset is newer than much of the surrounding multifamily stock and should compete well on finishes and systems versus early-1980s product. A high neighborhood share of renter-occupied units and elevated ownership costs create a broad tenant base and support for occupancy, even as neighborhood-level occupancy trends require attentive leasing and renewal strategies. According to commercial real estate analysis from WDSuite, neighborhood amenities skew strong for daily needs (groceries, restaurants, pharmacies, parks), which can aid retention.
Within a 3-mile radius, recent growth in households alongside smaller average household size signals a larger renter pool over time, with forecasts pointing to further expansion and income gains. Neighborhood rents are above national norms, so operators should balance pricing power with affordability management to mitigate retention risk. The property’s vintage provides a relative edge today, while planning for mid-life capital—targeted common-area refresh, mechanicals, and tech-forward access controls—can sustain competitive positioning.
- Newer 2013 construction versus older local stock supports leasing and reduces near-term CapEx compared with 1980s assets.
- Elevated renter-occupied housing share indicates a deep tenant base and demand resilience for multifamily.
- Strong daily-needs amenity access (grocery, restaurant, pharmacy, parks) aids retention and livability.
- 3-mile household growth and smaller household sizes point to a gradually expanding renter pool and support for occupancy stability.
- Risks: softer neighborhood occupancy, relatively higher property-offense exposure, and rent-to-income pressures require disciplined leasing and renewal management.