| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Poor |
| Demographics | 60th | Good |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4720 Wellesley Ave, Fort Worth, TX, 76107, US |
| Region / Metro | Fort Worth |
| Year of Construction | 1976 |
| Units | 121 |
| Transaction Date | 2011-10-31 |
| Transaction Price | $3,850,000 |
| Buyer | Hulen Hills 121 LLC |
| Seller | H Hills Property Inc. |
4720 Wellesley Ave Fort Worth Multifamily Investment
Neighborhood renter concentration and steady occupancy trends suggest a durable tenant base, according to WDSuite’s CRE market data. Directionally rising rents and strong access to daily needs point to stable cash flow potential relative to comparable inner-suburban Fort Worth locations.
This inner-suburb of Fort Worth ranks 141 out of 561 metro neighborhoods, which is competitive among Fort Worth-Arlington-Grapevine neighborhoods. Daily-needs access is a relative strength: restaurant density sits in the top decile nationally, with groceries, parks, and pharmacies also testing well above national medians. By contrast, cafes and childcare are less concentrated locally, which tilts the amenity mix toward essentials over niche offerings.
Renter-occupied share in the neighborhood is about 60% of housing units, indicating a deep tenant base that supports leasing velocity and renewal potential for multifamily assets. Neighborhood occupancy is reported at roughly the high-80s percent and has improved over the past five years, helping underpin cash flow stability in line with inner-suburban norms. Median contract rents benchmark slightly above the national midpoint, while neighborhood rent-to-income near 26% suggests manageable affordability pressure that can aid retention.
Within a 3-mile radius, demographics point to a larger tenant pool ahead: population and households have expanded in recent years, and forecasts show additional population growth and a notable increase in households. This combination typically enlarges the renter pool and supports occupancy stability. Income distribution skews diverse, with a sizable upper-income cohort alongside middle-income households, offering breadth across product tiers.
Home values in the neighborhood sit below many gateway markets, and the value-to-income ratio trends above national midpoints. In practice, that mix often sustains reliance on rental housing and can support lease retention for well-managed properties. Overall, the location’s amenity access and renter concentration align with investor demand for stabilized, workforce-friendly assets backed by local services, based on commercial real estate analysis from WDSuite.
Safety performance is mixed relative to broader benchmarks. The neighborhood’s crime rank sits near the metro midpoint (282 of 561), and national positioning is below average. However, recent year-over-year trends show improving estimated rates for both property and violent offenses, indicating momentum in the right direction.
For investors, this places the area as neither among the safest nor the most challenged in the region, with recent declines in estimated offense rates offering a constructive directional signal. As always, underwriting should consider block-level variability, on-site security practices, and operational policies alongside broader neighborhood trends.
Proximity to diversified employers supports renter demand and commute convenience, with manufacturing and corporate headquarters within an accessible radius. Featured nearby employers include Parker Hannifin, D.R. Horton, Ball Metal Beverage Packaging, American Airlines Group, and GameStop.
- Parker Hannifin Corporation — manufacturing (2.6 miles)
- D.R. Horton — homebuilding (4.1 miles) — HQ
- Ball Metal Beverage Packaging — manufacturing (6.9 miles)
- American Airlines Group — airline corporate offices (21.0 miles) — HQ
- Gamestop — retail corporate offices (21.5 miles) — HQ
The neighborhood combines strong daily-needs access with a high share of renter-occupied housing, supporting depth of demand for a 121-unit asset. Occupancy at the neighborhood level has trended higher, median rents benchmark slightly above national midpoints, and rent-to-income near 26% indicates manageable affordability pressure that can aid retention. Demographic trends within 3 miles point to continued population and household growth, expanding the renter pool and helping sustain leasing stability.
While safety metrics sit closer to the metro midpoint, recent year-over-year declines in estimated offense rates are constructive. On balance, the location’s service-rich environment and renter concentration support a durable income thesis for multifamily, based on CRE market data from WDSuite.
- Renter-heavy neighborhood supports tenant depth and renewal potential
- Daily-needs access (groceries, restaurants, parks, pharmacies) reinforces leasing stability
- 3-mile population and household growth expands the renter pool over the forecast horizon
- Neighborhood occupancy trending up with rents near national midpoints supports steady cash flow
- Risk: Safety metrics sit around metro mid-pack; underwriting should account for sub-neighborhood variability