| 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 | 43 |
| Transaction Date | 2006-06-06 |
| Transaction Price | $1,100,000 |
| Buyer | FAIRWAY APARTMENTS LLC |
| Seller | FORT WORTH APARTMENTS LP |
3312 Lackland Rd Fort Worth Multifamily Investment
Renter demand is supported by a high neighborhood share of renter-occupied units and steady five-year rent gains, while occupancy at the neighborhood level trails stronger Fort Worth sub-areas. These dynamics, according to WDSuite s CRE market data, point to an execution-focused opportunity where leasing discipline can capture upside.
Located in Fort Worth s inner-suburban west side, the property benefits from everyday convenience: neighborhood grocery access ranks among the top quartile nationally, and restaurants are likewise strong relative to U.S. peers. Parks access is competitive as well, though pharmacies and caf e9 density are limited in the immediate area. These mixed amenity signals suggest day-to-day livability with selective gaps investors should weigh against resident profile and service offerings.
Neighborhood-level occupancy is below many Fort Worth neighborhoods (ranked in the lower tier among 561 metro neighborhoods), which places a premium on leasing strategy and asset positioning. By contrast, the share of renter-occupied housing is high (upper tier in the metro), indicating a deep tenant base that can support absorption when units are priced and marketed effectively.
Within a 3-mile radius, demographics point to a larger tenant base over time: population and household counts have grown over the past five years and are projected to expand further, supporting occupancy stability and renewal depth. Household incomes in the radius have also trended higher, which can underpin rent levels if operators maintain value relative to competing assets.
Home values in the neighborhood sit in a high-cost ownership context relative to local incomes (value-to-income levels are elevated versus many U.S. areas). For investors, this tends to reinforce renter reliance on multifamily housing and can support lease retention, while the neighborhood s rent-to-income profile indicates manageable affordability pressure a constructive backdrop for renewal strategies.
Safety indicators for the neighborhood sit below national averages (around the 36th percentile nationally), and the area ranks in the lower half among 561 Fort Worth Arlington Grapevine neighborhoods. Recent trend data is constructive, with double-digit year-over-year declines in both violent and property offense estimates, suggesting conditions have improved versus last year. Investors should underwrite with conservative assumptions and confirm on-the-ground trends, but the directionality is favorable.
Proximity to a diverse employment base supports workforce housing demand and commute convenience, led by industrial manufacturing, homebuilding, beverage packaging, and major corporate headquarters in the broader metro. The following nearby employers underpin renter demand and retention dynamics:
- Parker Hannifin Corporation industrial manufacturing (3.5 miles)
- D.R. Horton homebuilding (6.5 miles) HQ
- Ball Metal Beverage Packaging packaging manufacturing (8.7 miles)
- American Airlines Group airline (23.5 miles) HQ
- GameStop retail (23.7 miles) HQ
This 43-unit asset is positioned in a renter-heavy neighborhood with everyday retail access and strong 3-mile demographic tailwinds. While neighborhood occupancy trails stronger Fort Worth pockets, the depth of the renter pool and projected growth in households provide a path to stabilize through active leasing, targeted unit turns, and disciplined renewal management. Based on CRE market data from WDSuite, local rent levels have advanced over the last cycle, and the area s high-cost ownership context tends to sustain reliance on multifamily housing, supporting pricing power when value is clear.
The employment base anchored by manufacturing, homebuilding, and major corporate HQs across the metro supports steady commuter traffic and diversified demand. Execution focus should center on marketing, resident services, and expense control to convert the neighborhood s renter concentration into durable occupancy and cash flow.
- High renter-occupied housing share signals a deep tenant base for leasing and renewals.
- 3-mile population and household growth supports occupancy stability and future absorption.
- Strength in everyday amenities (grocery, dining, parks) enhances livability relative to peers.
- Ownership costs are relatively high versus incomes, reinforcing reliance on rental housing.
- Risks: neighborhood occupancy lags stronger sub-areas and safety sits below national averages; plan for proactive leasing, screening, and on-site management.