| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 32nd | Poor |
| Amenities | 22nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 801 Dale Ln, Fort Worth, TX, 76108, US |
| Region / Metro | Fort Worth |
| Year of Construction | 1984 |
| Units | 96 |
| Transaction Date | 2005-11-14 |
| Transaction Price | $1,875,000 |
| Buyer | VLMC INC |
| Seller | PDA REAL ESTATE LLC |
801 Dale Ln, Fort Worth Workforce Multifamily Opportunity
Neighborhood occupancy trends run below the metro median, but a meaningful renter-occupied housing base supports tenant depth, according to WDSuite’s CRE market data.
This inner-suburban pocket of Fort Worth offers a practical living base with everyday connectivity, though on-the-doorstep amenities are limited. Neighborhood rent levels sit modestly above the national midpoint, while neighborhood occupancy is below the metro median, suggesting pricing power may rely on competitive positioning and management execution rather than scarcity effects.
Renter-occupied housing accounts for a sizable share of neighborhood units and is competitive among Fort Worth–Arlington–Grapevine neighborhoods (rank 221 of 561). That renter concentration implies a deeper tenant pool for small-unit product and supports leasing velocity, even as occupancy has softened in recent years at the neighborhood level.
Within a 3-mile radius, demographics indicate population growth over the last five years, with households expanding faster than population—pointing to smaller average household sizes and a larger tenant base for multifamily. Projections over the next five years call for continued population and household gains, which should support demand for rental units and help stabilize occupancy through cycles.
Ownership costs in the neighborhood context are relatively accessible compared with many U.S. areas, which can introduce competition from entry-level ownership. For investors, this tilts the playbook toward product differentiation, targeted upgrades, and attentive lease management. Rent-to-income metrics in the neighborhood suggest moderate affordability pressure; prudent renewal strategies and measured rent steps can help sustain retention.
Crime patterns compare favorably to many U.S. neighborhoods on a national basis, with recent data showing meaningful year-over-year declines in both violent and property offenses. In practical terms, this supports leasing stability and renewals, provided on-site operations maintain good visibility, lighting, and coordination with local resources.
At the metro level, conditions can vary across nearby blocks and corridors, so underwriting should incorporate submarket comps and recent trend lines rather than a single-point assumption. Investors generally view the area as serviceable workforce housing where standard risk controls—access control, lighting, and active management—are appropriate.
Proximity to diversified employers underpins renter demand, with nearby industrial and corporate offices supporting workforce housing and commute convenience. Key nodes include Parker Hannifin, D.R. Horton, and Ball Metal, along with large corporate hubs farther east.
- Parker Hannifin Corporation — manufacturing & engineering (4.5 miles)
- D.R. Horton — homebuilding corporate offices (8.4 miles) — HQ
- Ball Metal Beverage Packaging — packaging manufacturing (11.6 miles)
- Gamestop — retail corporate offices (24.9 miles) — HQ
- American Airlines Group — airline corporate offices (25.3 miles) — HQ
For investors evaluating 801 Dale Ln, the thesis centers on durable workforce demand, a sizable local renter base, and household growth within a 3-mile radius that expands the tenant pool. Neighborhood rents sit modestly above national midpoints, but occupancy trends below the metro median favor operators who can execute on renewal management, targeted upgrades, and marketing to capture share. According to CRE market data from WDSuite, national safety comparisons are favorable and recent offense rates have trended downward, which can reinforce retention when paired with strong on-site practices.
Counterweights include limited immediate-walk amenity density and ownership alternatives that may appeal to some households, placing a premium on product differentiation and service quality. Over the medium term, projected population and household gains in the 3-mile radius should support absorption and help sustain occupancy stability for well-managed assets.
- Expanding 3-mile household base supports a larger tenant pool and leasing velocity
- Competitive renter concentration locally provides depth for small-format units
- Favorable national safety comparisons and recent declines support retention
- Operational upside via targeted upgrades and disciplined renewal management
- Risks: below-metro occupancy trend and limited nearby amenities require active leasing strategy