| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 30th | Poor |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8401 Tumbleweed Trl, Fort Worth, TX, 76108, US |
| Region / Metro | Fort Worth |
| Year of Construction | 2002 |
| Units | 68 |
| Transaction Date | 2022-08-30 |
| Transaction Price | $9,775,500 |
| Buyer | KAUFMAN PLACE APTS LLC |
| Seller | WCRE PARQUE VISTA APARTMENTS LLC |
8401 Tumbleweed Trl, Fort Worth Multifamily Investment
Positioned in an inner-suburban Fort Worth neighborhood with a sizable renter base, this 2002-vintage, 68-unit asset aligns with steady workforce demand, according to WDSuites CRE market data.
The property sits in an Inner Suburb of Fort Worth where neighborhood livability is shaped by everyday convenience rather than destination retail. Grocery access is comparatively strong (neighborhood ranks above many peers in the metro and in the 78th percentile nationally), while parks density is a relative highlight (85th percentile nationally). Restaurant options track above national averages, though cafe and pharmacy density are limited nearby. For investors, this mix supports daily needs and resident retention, even if lifestyle retail is not the defining draw.
Schools in the surrounding area trend around the national midpoint by rating, which can sustain broad renter appeal without commanding premium pricing. Median home values in the neighborhood skew lower than many U.S. areas, which can create some competition from ownership; however, rent-to-income levels indicate manageable affordability pressure that can support lease stability and renewal rates.
From a housing operations perspective, neighborhood occupancy runs below the national midpoint and has softened modestly in recent years, while the share of housing units that are renter-occupied sits high relative to peers (top quintile nationally). That combination points to a deep tenant pool but places a premium on management execution and pricing discipline to sustain occupancy.
Demographic trends aggregated within a 3-mile radius show population and household growth over the past five years, with forecasts indicating additional gains through 2028 and rising incomes. This implies a larger tenant base and potential for continued renter demand as the area matures. Based on multifamily property research from WDSuite, that growth backdrop can help support occupancy stability even as new supply cycles through the metro.
Neighborhood safety indicators compare favorably at the national level, with violent and property offense measures above U.S. averages for safety. Recent year-over-year data also points to meaningful declines in both categories, suggesting improving conditions. While safety can vary by block and over time, the directional trend supports renter retention and leasing consistency.
Proximity to a mix of manufacturing, homebuilding, and corporate operations underpins local renter demand and commute convenience for residents, including Parker Hannifin, D.R. Horton, Ball Metal Beverage Packaging, GameStop, and American Airlines Group.
- Parker Hannifin Corporation manufacturing & engineering offices (4.1 miles)
- D.R. Horton homebuilding HQ (7.9 miles)
- Ball Metal Beverage Packaging packaging & manufacturing (10.9 miles)
- Gamestop retail corporate HQ (24.6 miles)
- American Airlines Group airline corporate HQ (24.8 miles)
Built in 2002, the asset is newer than much of the surrounding housing stock, offering competitive positioning versus older properties while leaving room for targeted updates as systems age. The neighborhood7s high renter concentration and growing 3-mile radius household base point to durable tenant demand, even as occupancy at the neighborhood level trends below the national midpoint. According to CRE market data from WDSuite, local amenity strengths in parks and grocery access, combined with improving safety indicators, support resident retention and day-to-day livability.
Investor focus should center on disciplined leasing and value-add execution to capture demand from nearby employment nodes. With home values comparatively accessible in this submarket, pricing power may be earned through finish quality, maintenance responsiveness, and amenity enhancements rather than market-wide escalation.
- 2002 vintage offers competitive positioning versus older stock, with selective renovation and systems planning upside.
- High renter-occupied share and 3-mile population/household growth support a deeper tenant base and leasing velocity.
- Parks and grocery access outperform regional norms, aiding retention and everyday convenience.
- Improving safety trends provide a constructive backdrop for occupancy stability.
- Risks: neighborhood occupancy below national midpoint, limited cafe/pharmacy density, and potential near-term competition from ownership alternatives.