| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 45th | Fair |
| Amenities | 9th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3517 SE 8th St, Grand Prairie, TX, 75052, US |
| Region / Metro | Grand Prairie |
| Year of Construction | 1984 |
| Units | 54 |
| Transaction Date | 1998-08-28 |
| Transaction Price | $1,406,300 |
| Buyer | RBT INC |
| Seller | MAREBLU LLC |
3517 SE 8th St Grand Prairie Multifamily Investment
Neighborhood occupancy has been exceptionally tight, with stability supported by submarket fundamentals according to WDSuite’s CRE market data. This positioning suggests resilient leasing for a well-managed 54-unit asset.
Grand Prairie’s Inner Suburb setting offers solid renter demand fundamentals: the neighborhood reports very high occupancy around the area level, and renter-occupied housing accounts for a meaningful share of units, indicating a deep tenant base for multifamily. Schools average roughly mid-to-above national norms, which can aid household retention and support family-oriented unit mixes.
From an amenity standpoint, immediate walkable options are limited, though restaurants are present in modest density. Investors should underwrite for car-oriented residents, with convenience driven more by regional access than by neighborhood retail concentration.
Relative pricing and incomes point to balanced affordability for renters. Neighborhood home values are lower than national medians, which can introduce some competition from entry-level ownership; however, strong neighborhood occupancy indicates rentals are still well utilized. Rent-to-income readings suggest manageable affordability pressure, supporting lease stability and steady renewals.
Within a 3-mile radius, demographics show a large resident base and a slight shift toward smaller household sizes over time. Households have grown modestly recently and are projected to expand further by 2028, implying a larger tenant pool and supporting occupancy durability. This forward view, based on commercial real estate analysis from WDSuite, aligns with underwriting that prioritizes demand depth over walkability.
Safety indicators are mixed but trending in a constructive direction. The neighborhood sits near the national midpoint on overall crime, while recent data show year-over-year declines in property offenses, according to WDSuite. Within the Dallas–Plano–Irving metro’s 1,108 neighborhoods, the area performs closer to the middle of the pack rather than the top tier for safety, so investors should apply standard operating practices and engage local comps for nuance.
Given improving property-crime trends and mid-range violent-crime positioning nationally, underwriting should emphasize proven security measures and active management—appropriate for inner-suburban assets seeking stable, long-term tenancy without relying on block-level claims.
Proximity to major corporate employers supports commuter demand and leasing durability, with convenient access to healthcare, airlines, and corporate services concentrated within roughly 9–13 miles.
- Express Scripts — pharmacy benefit management (9.2 miles)
- American Airlines Group — airline HQ and corporate operations (9.6 miles) — HQ
- Kimberly-Clark — consumer products (12.6 miles) — HQ
- Celanese — chemicals & materials (12.8 miles) — HQ
- Xerox — business services (12.9 miles)
The property’s 1984 vintage is newer than much of the surrounding housing stock, offering competitive positioning versus older assets while leaving room for targeted modernization to lift rents and reduce long-term capital risk. Neighborhood-level occupancy has been extremely high, supporting underwriting for steady lease-up and retention even with limited walkable amenities. Within a 3-mile radius, households are expanding and average household size is easing, which can translate to a broader renter pool and support for a mix of unit types.
Pricing context is favorable for ongoing rental demand: home values in the neighborhood sit below national medians, and rent-to-income readings indicate manageable affordability pressure, reinforcing renewal potential. According to CRE market data from WDSuite, the area’s demand profile is driven more by employment access and occupancy stability than by lifestyle retail, suggesting durable performance for well-managed workforce-oriented multifamily. Key risks include car-dependent living, mid-pack safety relative to the metro’s 1,108 neighborhoods, and potential competition from entry-level ownership.
- 1984 vintage offers competitive positioning with value-add modernization potential
- Neighborhood occupancy near the top of national ranges supports leasing stability
- Expanding 3-mile household base and smaller household sizes broaden renter demand
- Below-national home values bolster rental reliance despite ownership options
- Risks: car-oriented location, mid-range safety in metro context, entry-level ownership competition