| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 43rd | Fair |
| Amenities | 52nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4401 Quail Trl, Fort Worth, TX, 76114, US |
| Region / Metro | Fort Worth |
| Year of Construction | 1975 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4401 Quail Trl Fort Worth Multifamily Opportunity
Neighborhood occupancy is in the low-90s with a renter-occupied share above half, supporting steady lease performance, according to WDSuite’s CRE market data.
Positioned in an Inner Suburb of Fort Worth, the property benefits from everyday convenience and serviceable quality-of-life drivers. Neighborhood occupancy is around the low-90s and has edged higher over the past five years, indicating demand resilience at the sub-neighborhood scale rather than at the property level. Renter-occupied housing accounts for a majority of units in this neighborhood, which generally supports a deeper tenant base and steadier leasing for multifamily assets.
Amenity access is a relative bright spot. Café density ranks 81 out of 561 metro neighborhoods (top quartile nationally), and park access is similarly strong with the neighborhood falling in the top quartile nationwide. Grocery availability is competitive among Fort Worth–Arlington–Grapevine neighborhoods (ranked 200 of 561), offering practical convenience for residents. Childcare and pharmacy options are thinner locally, which investors should consider when positioning for family-oriented renters.
Rent and income dynamics suggest balanced affordability. Neighborhood median contract rents sit modestly above the national mid-point, while the rent-to-income ratio trends around the high teens, a level that can support retention with thoughtful lease management. Median home values are moderate for the metro, which can introduce some competition from ownership; however, this typically sustains multifamily demand for households prioritizing flexibility or down-payment constraints.
Within a 3-mile radius, demographics show a slight population dip in recent years but an increase in total households, pointing to smaller household sizes and a broader renter pool. Forward-looking estimates indicate further household growth through the next five years, which should expand the local tenant base and support occupancy stability for well-managed multifamily properties, based on CRE market data from WDSuite.
Safety conditions are mixed when viewed against broader benchmarks. The neighborhood’s overall crime rank sits around the metro median (303 out of 561), indicating neither a top performer nor a severe outlier within Fort Worth–Arlington–Grapevine. Compared with neighborhoods nationwide, safety levels are below average, so risk-adjusted underwriting and active security and lighting strategies may be warranted.
Trend signals are constructive: both property and violent offense rates have declined year over year, placing the neighborhood’s improvement pace above many peers nationally. For investors, this trajectory can support leasing and retention, but it remains prudent to reflect local comparables and management practices in assumptions.
Proximity to diversified employers underpins renter demand, with near-term access to manufacturing, homebuilding, and corporate services that can support workforce housing and retention. Featured employers include Parker Hannifin, D.R. Horton, Ball Metal Beverage Packaging, GameStop, and American Airlines Group.
- Parker Hannifin Corporation — industrial/manufacturing (1.48 miles)
- D.R. Horton — homebuilding corporate offices (3.61 miles) — HQ
- Ball Metal Beverage Packaging — packaging manufacturing (9.97 miles)
- Gamestop — retail corporate offices (19.26 miles) — HQ
- American Airlines Group — airline corporate offices (19.73 miles) — HQ
This 1975-vintage, 81-unit asset is aligned with the neighborhood’s prevailing stock and sits in a submarket showing steady renter demand. Neighborhood occupancy is in the low-90s with a majority renter-occupied housing share, supporting a consistent tenant pipeline and lease stability. Amenity access is competitive—particularly cafés, parks, and groceries—while moderate ownership costs and a rent-to-income profile in the high teens point to balanced affordability and potential pricing power with measured upgrades.
Within a 3-mile radius, households have grown even as population has edged down, expanding the addressable renter pool and indicating smaller household sizes. According to CRE market data from WDSuite, year-over-year declines in both violent and property offenses add a constructive trend signal, though current safety levels remain below national norms. The 1975 construction suggests planning for targeted capital improvements and value-add renovations to enhance competitiveness versus newer supply.
- Neighborhood occupancy in the low-90s and majority renter-occupied housing support demand depth
- Competitive access to cafés, parks, and groceries enhances livability and leasing appeal
- 1975 vintage offers value-add and capex planning opportunities to drive NOI
- Household growth within 3 miles expands the tenant base and supports occupancy stability
- Risks: safety metrics below national averages and some competition from ownership options