| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 30th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6100 Westcreek Dr, Fort Worth, TX, 76133, US |
| Region / Metro | Fort Worth |
| Year of Construction | 1979 |
| Units | 104 |
| Transaction Date | 2015-01-16 |
| Transaction Price | $3,971,300 |
| Buyer | NSTAR THE TRAILS AT WESTCREEK LLC |
| Seller | ORION VDS LLC |
6100 Westcreek Dr, Fort Worth TX Multifamily Investment
Neighborhood occupancy trends are steady and supported by strong day-to-day conveniences nearby, according to WDSuites CRE market data. For investors, the key takeaway is resilient renter demand at the neighborhood level with room to differentiate via operations and selective upgrades.
Located in an Inner Suburb of Fort Worth, the neighborhood ranks 183 out of 561 metro neighborhoods (B+), signaling competitive positioning within the Fort Worth-Arlington-Grapevine market. Daily-needs access is a clear strength: grocery and restaurant density sits in the mid-90s national percentiles, and pharmacies are near the top of the nation, which supports renter convenience and leasing appeal.
Neighborhood occupancy is 92.4% and has improved over the past five years, indicating stable demand for rentals in this submarket. The share of renter-occupied housing units is above the metro median, pointing to a deeper tenant pool and more consistent leasing velocity for multifamily assets in the area.
Within a 3-mile radius, population and household counts have grown in recent years and are projected to continue rising, expanding the local renter base. Median incomes in the 3-mile area have trended higher, while forecast household gains by 2028 suggest a larger set of qualified renters, which can support occupancy stability and renewal rates.
Home values in the neighborhood are lower than many U.S. areas, while the rent-to-income ratio is comparatively modest. For investors, this mix can sustain demand for professionally managed rentals but also means pricing decisions should account for potential competition from entry-level ownership options.
Amenity depth is a differentiator: parks and childcare access score in the upper national percentiles, enhancing livability for a broad renter profile. School quality indicators trail regional leaders, so properties may compete more on convenience, value, and management quality than on school-driven demand.
Safety indicators for the neighborhood trail both national and metro benchmarks. The neighborhoods crime rank is 435 out of 561 within the Fort Worth-Arlington-Grapevine metro, placing it below the metro average on safety. Nationally, the area falls into lower percentiles for both property and violent offenses, so investors should underwrite with prudent security, lighting, and resident-screening measures.
Recent year-over-year changes are relatively modest, but trends warrant ongoing monitoring as part of asset management. Positioning a property with visible property management presence and targeted improvements can help support retention and protect NOI in an area with below-average safety scores.
Nearby employers provide a diversified base of corporate and industrial roles that support local renter demand through commute convenience and steady payrolls. Key names include Ball Metal Beverage Packaging, D.R. Horton, Parker Hannifin, American Airlines Group, and Express Scripts.
- Ball Metal Beverage Packaging corporate offices (2.9 miles)
- D.R. Horton corporate offices (7.1 miles) HQ
- Parker Hannifin Corporation corporate offices (7.6 miles)
- American Airlines Group corporate offices (21.6 miles) HQ
- Express Scripts corporate offices (22.0 miles)
This 104-unit, 1979-vintage asset sits in a neighborhood with improving occupancy and strong everyday amenities, offering durable renter appeal. The vintage is slightly older than the local average, which points to value-add potential through unit modernization and selective capital projects to enhance competitiveness against newer stock. According to CRE market data from WDSuite, neighborhood occupancy has strengthened and renter concentration is above the metro median, supporting consistent leasing.
Within a 3-mile radius, rising population, income gains, and a projected increase in households indicate a growing renter pool that can support stable demand. Lower ownership costs in the immediate neighborhood may create some competition with entry-level home purchases, but the modest rent-to-income profile suggests room for disciplined rent management and retention-focused operations. Investors should account for below-average safety indicators and calibrate underwriting for security and operating costs.
- Neighborhood occupancy is stable with recent improvement, supporting consistent collections and renewal potential.
- 1979 vintage presents value-add and capex opportunities to strengthen positioning versus newer comparables.
- 3-mile radius shows expanding households and income growth, enlarging the tenant base for multifamily.
- Amenity-rich context (grocery, restaurants, pharmacies, parks) supports day-to-day livability and leasing.
- Risks: below-average safety metrics and potential competition from ownership options warrant prudent underwriting and active management.