| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 52nd | Good |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 394 Shady Lane Dr, Fort Worth, TX, 76112, US |
| Region / Metro | Fort Worth |
| Year of Construction | 1986 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
394 Shady Lane Dr Fort Worth Multifamily Investment
Renter-occupied housing is concentrated in this Inner Suburb, supporting a durable tenant base even as neighborhood occupancy trends remain below the metro average, according to WDSuite’s CRE market data. Leasing stability should benefit from rising household counts and a high-cost ownership market that sustains demand for rental options.
Positioned in Fort Worth’s Inner Suburb, the neighborhood carries a C+ rating and sits around the metro middle on several fundamentals. Renter concentration is notably strong (renter-occupied share ranks 58 out of 561 metro neighborhoods), placing it in the top quartile locally and indicating a deep tenant pool for multifamily assets. Neighborhood occupancy has improved over the past five years but remains below the metro average, suggesting ongoing leasing and asset management will be important to realize upside.
Within a 3-mile radius, population has grown in recent years and is projected to expand further, with households increasing historically and forecast to rise meaningfully over the next five years—supporting a larger tenant base and absorption potential. Median incomes have been trending higher, and rent levels have risen over the past cycle, reinforcing the case for steady demand when paired with disciplined affordability management.
Daily-needs access is a relative strength: grocery availability is competitive nationally (around the 70th percentile), and restaurants score above average (mid-60s percentile). By contrast, café, park, and pharmacy density is limited based on neighborhood counts, which can place more emphasis on onsite amenities and unit finishes to support retention.
Home values in the area are elevated relative to local incomes (value-to-income ratio sits around the 90th percentile nationally). For investors, this high-cost ownership market tends to sustain rental demand and can support pricing power and lease retention, provided rent-to-income remains manageable. The neighborhood’s rent-to-income profile is relatively moderate by national comparison, which can help mitigate turnover risk.
Safety indicators are mixed when compared nationally, but recent trend lines are constructive. Overall crime levels track near the national midpoint, while property and violent offense rates sit below national percentiles. Importantly, year-over-year declines have been notable: violent offense improvement is top quartile nationally, and property offense improvement is also strong.
On a metro basis, the pace of improvement is competitive among Fort Worth–Arlington–Grapevine neighborhoods: violent offense trend ranks 64 out of 561 (top quartile locally), and property offense trend ranks 174 out of 561 (competitive locally). For underwriting, this suggests conditions that are stabilizing rather than deteriorating, though property-level security design and resident engagement remain prudent operational considerations.
Nearby corporate anchors broaden the employment base and support renter demand through commute convenience, including headquarters and major offices in homebuilding, manufacturing, airlines, and healthcare services. The following employers are among the most relevant by proximity.
- D.R. Horton — homebuilding HQ (5.2 miles) — HQ
- Parker Hannifin Corporation — industrial manufacturing (9.1 miles)
- Ball Metal Beverage Packaging — packaging manufacturing (9.2 miles)
- American Airlines Group — airline headquarters & corporate (11.9 miles) — HQ
- Express Scripts — healthcare services (12.4 miles)
This 80-unit asset sits in a renter-heavy Inner Suburb where ownership costs are relatively high versus incomes, reinforcing reliance on multifamily housing and supporting a durable tenant base. Neighborhood occupancy has trended upward over five years but remains below the metro average, highlighting the importance of hands-on leasing and renewal strategy. According to CRE market data from WDSuite, nearby household growth within a 3-mile radius and projected gains over the next five years point to a larger renter pool, while moderate rent-to-income dynamics can aid retention.
Amenity access favors daily-needs shopping and dining, while limited café and park density means on-property features can be a differentiator. Neighborhood-level NOI performance trails national norms, which underscores the potential for value creation via operational improvements, targeted renovations, and expense discipline rather than relying on market appreciation alone.
- Deep renter-occupied base (top quartile locally) supports demand depth and leasing velocity
- Household growth within 3 miles and projected expansion bolster the future renter pool
- High ownership costs relative to income reinforce reliance on rentals, aiding pricing power and retention
- Daily-needs access (grocery, restaurants) complements onsite amenity strategy
- Risk: neighborhood occupancy below metro average and NOI below national norms require active asset management