| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 32nd | Poor |
| Amenities | 56th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3312 Lackland Rd, Fort Worth, TX, 76116, US |
| Region / Metro | Fort Worth |
| Year of Construction | 1984 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3312 Lackland Rd Fort Worth Multifamily Investment
Renter concentration in the neighborhood supports demand depth, while occupancy trends sit closer to the metro middle, according to WDSuite’s CRE market data. This balance points to stable leasing potential with operational focus rather than outsized risk.
Located in an Inner Suburb pocket of Fort Worth, the neighborhood rates a B and sits in the above-median tier locally (rank 257 out of 561 metro neighborhoods). Groceries and dining are accessible for daily needs, with grocery density performing in the top decile nationally and restaurants well above average; parks access is also comparatively strong. Cafés and pharmacies are thinner, which suggests day-to-day convenience skews toward essentials over specialty retail.
The area’s housing stock averages early-1980s. The subject property’s 1984 vintage is slightly newer than the neighborhood norm (1981), which can be competitively advantageous versus older assets, though investors should still plan for selective system updates and modernization to sustain positioning.
Neighborhood tenure data indicates a high share of renter-occupied units (about six in ten), signaling a deep tenant base for multifamily demand. At the same time, neighborhood occupancy sits below national norms, pointing to the importance of hands-on leasing, unit turns, and renter retention to capture available demand.
Within a 3-mile radius, demographics show population and household growth over the last five years, with forecasts calling for further expansion in both households and incomes through 2028. This trend suggests a larger tenant base and potential for sustained absorption. Median home values sit around the national midpoint but require higher incomes relative to values than many areas nationally, which often reinforces reliance on multifamily rentals and supports pricing power when paired with thoughtful lease management. For multifamily property research, contract rents in the 3-mile area have risen historically and are projected to continue higher, underscoring the need to balance rent growth with retention-focused operations.
Safety indicators are mixed. The neighborhood sits around the metro middle of the pack (rank 330 out of 561), while it trails the national average for safety (36th percentile nationwide). Recent trend data is constructive: estimated violent and property offense rates have both declined year over year, which points to improving conditions rather than deterioration.
Investors should frame these signals in underwriting as neighborhood-level context rather than property-specific risk, with prudent security, lighting, and resident engagement practices supporting retention and leasing performance.
- Parker Hannifin Corporation — manufacturing (3.4 miles)
- D.R. Horton — homebuilding (6.5 miles) — HQ
- Ball Metal Beverage Packaging — packaging manufacturing (8.7 miles)
- American Airlines Group — airline corporate (23.4 miles) — HQ
- Gamestop — retail corporate (23.7 miles) — HQ
Nearby corporate offices provide a steady employment base that can support renter demand and commute convenience for residents, including advanced manufacturing, homebuilding, and airline corporate roles.
This 40-unit, 1984-vintage asset aligns with a neighborhood that skews renter-heavy and offers daily-needs convenience, while sitting near the metro middle on safety and occupancy. The modestly newer vintage relative to local stock offers an edge versus older competitors, with targeted capital plans to modernize interiors and systems likely to enhance leasing velocity and retention.
Within a 3-mile radius, population and households have expanded and are projected to grow further, indicating a larger tenant base and potential support for occupancy stability. According to CRE market data from WDSuite, neighborhood occupancy trends trail national norms but pair with a high renter concentration, suggesting that disciplined operations, competitive finishes, and renewal management can capture demand as household incomes rise and rents continue their upward trajectory.
- Renter-heavy neighborhood supports depth of demand and renewal potential.
- 1984 vintage is slightly newer than area average, creating value-add and repositioning leverage.
- 3-mile demographics point to continued population and income growth, reinforcing leasing fundamentals.
- Daily-needs amenities (groceries, parks, dining) support resident convenience and retention.
- Risks: below-national safety ranking and sub-trend occupancy require proactive leasing, security, and capital plans.