| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Poor |
| Demographics | 14th | Poor |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3625 Kearney Ave, Fort Worth, TX, 76106, US |
| Region / Metro | Fort Worth |
| Year of Construction | 1972 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3625 Kearney Ave Fort Worth Multifamily Investment
Neighborhood renter concentration around half of occupied units supports a broad tenant base; according to WDSuite’s CRE market data, local occupancy trends have been steady, suggesting stable day‑to‑day leasing conditions for workforce housing.
Situated in Fort Worth’s inner-suburban fabric, the area surrounding 3625 Kearney Ave offers day-to-day convenience with strong access to essentials. Grocery options and parks test well compared with peers, with neighborhood amenities placing in the top quartile nationally for both grocery and park density, according to WDSuite’s CRE market data. Restaurants are also relatively dense, supporting resident livability and service-sector employment.
Rents and occupancy at the neighborhood level indicate mid-pack stability rather than premium positioning. Neighborhood occupancy is measured at roughly the middle of national cohorts, while the share of occupied units that are renter-occupied is elevated (top decile nationally), signaling depth in the renter pool and consistent demand for multifamily units. School quality benchmarks trail broader metro norms, which can influence property positioning for family renters and merits underwriting consideration.
Within a 3-mile radius, demographics show a nuanced demand picture: recent population change has been slightly negative, yet household counts have grown and are projected to continue rising as average household size trends lower. This pattern typically supports a larger tenant base over time even when population is flat to slightly down, as more, smaller households seek housing options. Median incomes have risen meaningfully in recent years and are projected to continue improving, which can support rent growth while keeping an eye on retention.
Home values in the immediate neighborhood are lower than national medians, which can introduce some competition from ownership options. However, rent-to-income levels remain manageable for many renters, supporting lease retention and reducing turnover pressure for well-managed assets.
Safety indicators for the neighborhood are mixed and warrant standard risk management. Relative to 561 Fort Worth–Arlington–Grapevine neighborhoods, overall crime ranks on the lower (i.e., less favorable) side of the metro spectrum, indicating higher reported crime than many peer areas. Nationally, the neighborhood benchmarks below the median on safety, but recent trend data shows encouraging movement with double-digit one-year declines in both property and violent offense estimates, according to WDSuite’s CRE market data.
For investors, this profile argues for practical measures such as lighting, access control, and community engagement to support resident experience and retention, while recognizing that recent downward trends are a constructive signal rather than a guarantee.
The surrounding employment base blends nearby corporate offices and regional headquarters, supporting commute convenience and diversified renter demand. Key employers include Parker Hannifin, D.R. Horton, Ball Metal Beverage Packaging, GameStop, and American Airlines Group.
- Parker Hannifin Corporation — corporate offices (3.5 miles)
- D.R. Horton — corporate offices (4.1 miles) — HQ
- Ball Metal Beverage Packaging — corporate offices (11.3 miles)
- Gamestop — corporate offices (17.7 miles) — HQ
- American Airlines Group — corporate offices (18.6 miles) — HQ
This 100‑unit, 1972 vintage asset offers scale efficiencies with potential to compete effectively in a renter-heavy neighborhood where the tenant base is deep and day-to-day amenities are strong. The property’s age suggests room for targeted capital planning—systems modernization and unit refreshes can improve positioning against older nearby stock while remaining mindful of expense control. Based on CRE market data from WDSuite, neighborhood occupancy is steady and the renter share is high, supporting ongoing leasing momentum.
Forward-looking demand drivers center on household growth within a 3-mile radius despite modest population contraction, as smaller household sizes expand the renter pool. Income gains and forecast rent growth point to measured pricing power, while lower neighborhood home values imply some competition from ownership—an underwriting consideration that can be mitigated by value, service, and retention strategies. Safety and school quality are watch items, but recent crime trend improvements and strong everyday amenities help support resident satisfaction.
- 100 units provide operating scale and expense leverage
- 1972 vintage allows targeted value‑add via systems and interiors
- Renter-heavy neighborhood and steady occupancy support leasing stability
- Household growth within 3 miles expands the renter pool even as sizes shrink
- Risks: below-average school ratings, relatively higher crime versus metro median, and competition from ownership options