| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 22nd | Poor |
| Amenities | 10th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9417 Michael Dr, Fort Worth, TX, 76140, US |
| Region / Metro | Fort Worth |
| Year of Construction | 2008 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9417 Michael Dr Fort Worth Multifamily Investment, 2008
Neighborhood occupancy has held above metro norms with a moderate renter base, supporting stable leasing conditions according to WDSuite’s CRE market data. Positioned in an inner-suburb corridor of Fort Worth, the asset’s 2008 vintage offers relative competitiveness versus older stock nearby.
This inner-suburb location in Fort Worth balances access to employment corridors with a quieter residential setting. Neighborhood occupancy is above the metro median and competitive among Fort Worth-Arlington-Grapevine neighborhoods (rank 198 out of 561), and the neighborhood’s renter concentration is also competitive in the metro (rank 210 of 561), indicating a sufficient tenant base for multifamily operators. These figures reflect neighborhood conditions, not the property’s own performance, and are based on CRE market data from WDSuite.
At the 3-mile radius, population has expanded in recent years and households have grown faster than population, implying smaller household sizes and a larger pool of households — dynamics that generally support multifamily demand depth and occupancy stability. Forward-looking projections in the same radius indicate continued growth in households through the next five years, which can aid leasing velocity and renewal outcomes.
The 2008 construction year is newer than the area’s average vintage (1985 by neighborhood data), which can help the property compete on finishes, systems, and rent positioning versus older Class B/C stock. That said, investors should still plan for mid-life system refreshes and targeted renovations to maintain positioning.
Local amenities are limited within the immediate neighborhood cluster (few cafes, parks, and restaurants by rank), though grocery access is closer to the national middle. Average school ratings trend below national norms, which may shape unit mix and marketing strategy rather than core demand. Home values in the neighborhood sit below many national peer areas, which can mean some competition from ownership options; rent-to-income levels indicate manageable affordability pressure that supports retention if lease management remains disciplined.
Neighborhood safety trends are mixed when viewed against national comparisons. Overall crime levels sit near the national middle, with violent and property offense rates below national averages for safety; however, recent 1-year trends show meaningful improvement, with both violent and property offenses declining according to WDSuite’s data. These indicators are neighborhood-level and do not reflect on-site conditions.
Within the Fort Worth-Arlington-Grapevine metro context, the neighborhood performs competitively in some categories but is not top quartile nationally. For underwriting, investors often emphasize on-site lighting, access controls, and resident screening to sustain leasing stability and renewals amid broader regional variability.
Proximity to diversified employers underpins a steady renter base, with nearby manufacturing, homebuilding, industrial components, and major airline corporate roles supporting workforce housing demand and commute convenience.
- Ball Metal Beverage Packaging — manufacturing (2.4 miles)
- D.R. Horton — homebuilding corporate (9.8 miles) — HQ
- Parker Hannifin Corporation — industrial components (11.6 miles)
- American Airlines Group — airline corporate (20.3 miles) — HQ
- Express Scripts — pharmacy benefit management (20.6 miles)
The investment case centers on demand depth and competitive vintage. Neighborhood occupancy is above the metro median with a renter-occupied share that supports a consistent tenant pipeline, while 3-mile demographics show recent population growth and a faster rise in households — factors that typically reinforce occupancy stability and renewal rates. According to CRE market data from WDSuite, the surrounding submarket’s amenity base is lean, but the property’s 2008 construction provides an edge versus older nearby inventory, with potential to capture renters prioritizing newer systems and finishes.
Affordability metrics in the neighborhood are manageable for renters, which can aid retention, though relatively accessible ownership options may create competition at certain price points. Safety indicators have improved year over year at the neighborhood level, supporting leasing, yet remain mixed in national context — warranting prudent operational focus on resident experience and on-site measures. Targeted value-add and maintenance planning typical for a mid-2000s asset can further strengthen positioning.
- Above-metro neighborhood occupancy and a moderate renter base support leasing stability
- 2008 vintage offers competitive positioning versus older local stock with selective value-add upside
- 3-mile population and household growth expand the tenant pool and support renewals
- Manageable rent-to-income context can aid retention and pricing discipline
- Risks: amenity-light area, mixed safety relative to national norms, and some competition from ownership