| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 49th | Fair |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8551 Ederville Rd, Fort Worth, TX, 76120, US |
| Region / Metro | Fort Worth |
| Year of Construction | 1990 |
| Units | 20 |
| Transaction Date | 2020-10-09 |
| Transaction Price | $4,118,000 |
| Buyer | SOUTHERN HILLS EASTCHASE LLC |
| Seller | BJR INVESTMENTS LLC |
8551 Ederville Rd Fort Worth Multifamily Opportunity
Renter-occupied share in the surrounding neighborhood is comparatively deep, supporting a consistent tenant base even as overall neighborhood occupancy trends remain softer, according to WDSuite’s CRE market data. Positioned near employment corridors, the asset can compete on value and retention as lease management emphasizes affordability and renewal execution.
This Inner Suburb location balances everyday convenience with measured growth drivers for multifamily. Grocery access ranks in the upper tier locally and sits around the 81st percentile nationally, while restaurants track near the 72nd percentile. By contrast, cafes, parks, and pharmacies are sparse, which may limit walkable lifestyle appeal; investors should underwrite accordingly and focus on on-site amenities to offset these gaps.
Construction patterns skew slightly older in this part of the Fort Worth-Arlington-Grapevine metro, with the neighborhood’s average year built near the late 1980s. With a 1990 vintage, the property is somewhat newer than the neighborhood norm, suggesting competitive positioning versus older stock; still, plan for targeted system updates and common-area refreshes to support leasing and rent strategy.
Renter concentration is high at the neighborhood level (above the metro median among 561 metro neighborhoods), indicating depth of demand for apartment product and a broader pool for lease-up and renewals. Neighborhood occupancy, however, sits well below national norms and has softened over the past five years; underwriting should assume more active leasing and resident services to maintain stabilized performance.
Within a 3-mile radius, population and household counts have grown and are projected to expand further, pointing to a larger tenant base over the next cycle. Median home values in the neighborhood are elevated relative to incomes (upper national percentiles), which reinforces reliance on multifamily rentals and can support pricing power, while a moderate rent-to-income profile suggests manageable affordability pressure with thoughtful lease management.
Schools in the area carry low average ratings compared to national benchmarks, which may be less critical for workforce-oriented demand but is relevant for unit mix and marketing toward households with children. Overall neighborhood performance is competitive among Fort Worth neighborhoods (rank in the upper 40% out of 561), providing a balanced backdrop for value-focused operations.
Safety indicators for the neighborhood are mixed. Overall crime levels benchmark slightly below the national median for safety (national percentile in the mid-40s), yet recent year-over-year trends show meaningful improvement, with both violent and property offenses declining at rates that place the neighborhood in stronger national improvement percentiles. Compared with the Fort Worth metro, the area is competitive among 561 neighborhoods by rank, though still below national top-quartile standards.
For investors, this pattern suggests prudent security budgeting and resident engagement programs are advisable, while the improving trajectory may aid leasing and retention if momentum persists. Avoid block-level assumptions; evaluate property-specific measures and recent comps to refine underwriting.
Proximity to major corporate employers supports workforce housing demand and commute convenience. Notable nearby employers include American Airlines Group, Express Scripts, D.R. Horton, Ball Metal Beverage Packaging, and GameStop.
- American Airlines Group — airline (8.4 miles) — HQ
- Express Scripts — pharmacy benefit management (8.8 miles)
- D.R. Horton — homebuilding (9.5 miles) — HQ
- Ball Metal Beverage Packaging — packaging (11.2 miles)
- Gamestop — retail & corporate services (11.2 miles) — HQ
8551 Ederville Rd is a 20-unit, 1990-vintage asset positioned in an Inner Suburb of Fort Worth with solid access to daily needs and major employers. The property is slightly newer than the neighborhood average, creating a competitive edge versus older stock while leaving room for targeted value-add through modernization. High renter-occupied share at the neighborhood level points to durable tenant depth, though current neighborhood occupancy is soft and warrants active leasing and renewal strategies. Elevated ownership costs in the neighborhood context underpin sustained renter reliance, and within a 3-mile radius, population and households are expanding, supporting demand for rental units.
According to CRE market data from WDSuite, neighborhood occupancy trails national benchmarks even as rent levels and household incomes indicate capacity for stable retention with disciplined lease management. Investors should underwrite to operational upside via renovations and amenity improvements while accounting for local amenity gaps and measured safety investments.
- 1990 vintage offers competitive positioning versus older neighborhood stock, with targeted CapEx/modernization potential
- High renter-occupied share signals depth of tenant demand and supports leasing velocity
- Expanding 3-mile population and household counts point to a larger renter pool over the hold period
- Elevated ownership costs relative to incomes reinforce multifamily demand and potential pricing power
- Risks: below-average neighborhood occupancy, limited nearby lifestyle amenities, and the need for measured safety and leasing execution