| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Poor |
| Demographics | 39th | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8700 Calmont Ave, Fort Worth, TX, 76116, US |
| Region / Metro | Fort Worth |
| Year of Construction | 1982 |
| Units | 97 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8700 Calmont Ave Fort Worth Multifamily Opportunity
Renter demand is reinforced by a high neighborhood renter concentration and strong daily-needs access, while occupancy has been softer than metro norms, according to WDSuite’s CRE market data.
Positioned in Fort Worth’s Urban Core, the neighborhood surrounding 8700 Calmont Ave rates above the metro median (ranked 236 out of 561 neighborhoods) and offers everyday convenience that supports leasing. Grocery access is a standout strength (ranked 2 of 561; 98th percentile nationally), with pharmacies also plentiful (96th percentile). Restaurants are competitive versus national peers (76th percentile), while parks and cafes are limited, which skews amenities toward practical daily needs rather than leisure.
The housing stock is broadly aligned with the metro’s vintage profile, and the area shows an exceptionally high share of renter-occupied housing units at the neighborhood level (80% renter concentration; rank 20 of 561; 99th percentile nationally). For investors, this signals depth in the tenant base and a consistent pipeline of multifamily demand, though it also heightens the importance of product differentiation and thoughtful lease management.
Within a 3-mile radius, demographic trends point to a growing renter pool: population has expanded over the last five years and households increased by roughly 12%, with WDSuite data projecting further gains in households through 2028. Income levels are trending higher on average in the 3-mile area, and median contract rents have risen meaningfully over the past five years with further increases forecast, indicating pricing power where product quality and affordability are well-balanced.
Ownership costs in the immediate neighborhood sit in a high-cost context relative to local incomes (value-to-income ratio in the 79th national percentile). This dynamic often sustains reliance on rental housing and can support lease retention, even as rent-to-income levels suggest careful attention to affordability pressure and renewal strategy.
Safety indicators in the neighborhood are mixed but improving. Relative to the Fort Worth–Arlington–Grapevine metro, overall crime levels sit around the middle of the pack (crime rank 286 out of 561 neighborhoods). Compared with neighborhoods nationwide, the area tracks below average on safety; however, year-over-year trends show meaningful improvement with estimated declines in both property and violent offenses, according to WDSuite.
For investors, the takeaway is to underwrite security and operating practices appropriate for an urban core location while recognizing recent directional improvement. Monitoring submarket trendlines and property-level measures can help support resident retention and leasing stability over time.
Nearby employers span manufacturing, homebuilding, consumer retail, and airlines, supporting a diverse workforce and commute convenience that can bolster renter demand and lease retention for multifamily assets in this submarket.
- Parker Hannifin Corporation — industrial manufacturing offices (4.5 miles)
- D.R. Horton — homebuilding corporate offices (8.2 miles) — HQ
- Ball Metal Beverage Packaging — packaging manufacturing offices (10.8 miles)
- Gamestop — video game retail corporate offices (25.0 miles) — HQ
- American Airlines Group — airline corporate offices (25.1 miles) — HQ
This 97-unit asset benefits from a renter-centric neighborhood, strong daily-needs access, and a growing household base within a 3-mile radius. While neighborhood occupancy has trended below national and metro averages, elevated renter concentration and projected household growth point to a durable tenant base. According to CRE market data from WDSuite, local ownership costs relative to incomes remain high, which can reinforce reliance on rental housing and support lease retention where pricing aligns with value.
Built in 1982, the property’s vintage suggests scope for targeted value-add to modernize systems and finishes, sharpen competitive positioning, and manage operating efficiency. With rent-to-income pressure present at the neighborhood level, an underwriting focus on unit mix, in-place affordability, and expense control will be important to sustain occupancy and drive NOI.
- Renter-heavy neighborhood supports depth of tenant demand and lease-up resilience.
- Strong daily-needs access (grocery and pharmacy) enhances livability and retention.
- 1982 vintage allows value-add and systems modernization to improve competitive standing.
- Household growth within 3 miles expands the renter pool, supporting long-term demand.
- Risks: below-metro occupancy, affordability pressure, and urban-core safety considerations require disciplined operations.