| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 30th | Poor |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8301 Tumbleweed Trl, Fort Worth, TX, 76108, US |
| Region / Metro | Fort Worth |
| Year of Construction | 2005 |
| Units | 100 |
| Transaction Date | 2004-09-01 |
| Transaction Price | $1,156,300 |
| Buyer | OAK TIMBERS WHITE SETTLEMENT II LP |
| Seller | NAZARIAN MD M |
8301 Tumbleweed Trl Fort Worth Multifamily, 2005 Vintage
Newer-than-area construction and a sizable renter base point to steady demand, according to WDSuite’s CRE market data, with neighborhood occupancy trends and local incomes supporting practical rent positioning.
Situated in an Inner Suburb of Fort Worth, the property benefits from everyday convenience more than destination retail. Neighborhood data show strong access to parks and groceries (both competitive versus national benchmarks), while cafes, childcare, and pharmacies are sparse—an operational consideration for resident appeal and marketing.
The asset’s 2005 vintage is newer than the neighborhood’s typical 1980s housing stock, which can enhance competitive positioning against older properties; investors should still anticipate lifecycle capital for systems and selective interior upgrades to support rent growth and retention.
Neighborhood rents sit around the national middle, and the rent-to-income ratio near 0.19 suggests moderate affordability pressure—supportive of lease stability with disciplined renewal management. Median home values are relatively accessible in this submarket, which can introduce some competition from ownership; pricing strategy should emphasize convenience, professional management, and turn-key living to sustain occupancy.
Tenure patterns indicate a meaningful renter-occupied share at the neighborhood level, and within a 3-mile radius renters account for a majority of occupied housing units. That depth of renter demand—combined with household and population growth locally—supports ongoing leasing activity and a stable tenant base.
Within a 3-mile radius, population and household counts increased over the last five years, with forecasts pointing to further population growth and a notable increase in households over the next five. These trends translate into a larger tenant base and should support occupancy stability and absorption for professionally managed communities.
Safety indicators show mixed positioning: the neighborhood ranks on the higher-crime side within the Fort Worth metro (relative to 561 neighborhoods), yet national comparisons place the area in the upper tier for safety versus many U.S. neighborhoods. Recent data also show material year-over-year declines in both violent and property offense rates, which is a constructive trend to monitor for underwriting and renewal strategy.
Proximity to diversified employers supports renter demand through commute convenience and workforce stability, including manufacturing, homebuilding, beverage packaging, and major corporate headquarters listed below.
- Parker Hannifin Corporation — manufacturing (4.1 miles)
- D.R. Horton — homebuilding (7.8 miles) — HQ
- Ball Metal Beverage Packaging — beverage packaging (10.8 miles)
- Gamestop — retail/technology (24.6 miles) — HQ
- American Airlines Group — aviation corporate offices (24.8 miles) — HQ
This 100-unit, 2005-vintage community offers a defensible position in a neighborhood dominated by older stock, with livability anchored by parks and grocery access. Renter concentration in the immediate area and within a 3-mile radius provides a broad tenant base, while neighborhood rent levels and a rent-to-income ratio near 0.19 support balanced affordability and renewal potential. According to CRE market data from WDSuite, neighborhood occupancy trends and steady household growth indicate demand resilience, though accessible ownership options suggest measured pricing power and the need for service differentiation.
Forward-looking demographics within a 3-mile radius point to continued population growth and an increase in households, which should aid lease-up velocity and retention. The asset’s newer vintage relative to nearby housing supports competitive positioning; targeted value-add—focused on interiors, amenities, and energy or systems upgrades—can help close the gap with top-performing comps while maintaining a pragmatic operating cost profile.
- 2005 construction outcompetes older local stock, with targeted capex enabling rent and retention gains.
- Broad renter base locally and within 3 miles supports occupancy stability and ongoing leasing activity.
- Balanced affordability (rent-to-income near 0.19) allows disciplined renewal management and pricing.
- Proximity to diversified employers underpins workforce housing demand and commute convenience.
- Risks: metro-relative crime positioning and accessible ownership require service and amenity differentiation.