| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 78th | Best |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3500 Timberline Dr, Grapevine, TX, 76051, US |
| Region / Metro | Grapevine |
| Year of Construction | 1983 |
| Units | 32 |
| Transaction Date | 2000-11-20 |
| Transaction Price | $603,800 |
| Buyer | HIGH SEVEN PARTNERS LLC |
| Seller | TIMBERLINE PARTNERS LP |
3500 Timberline Dr Grapevine TX Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by high-income households and limited rental stock, according to WDSuite’s CRE market data. This asset’s suburban positioning in Grapevine helps balance leasing stability with long-term upside tied to regional growth.
Situated in Grapevine within the Fort Worth–Arlington–Grapevine metro, the neighborhood scores in the top quartile among 561 metro neighborhoods overall and maintains top quartile occupancy levels at the neighborhood level. These are neighborhood metrics, not property performance, but they indicate healthy leasing conditions that can support steady renewal velocity and pricing discipline.
Local livability is a strength for family-oriented renters: parks and pharmacies rank in the top quartile metro-wide, and average school ratings are likewise top quartile in the metro. Grocery access is around the metro median, while café density is limited, reinforcing a suburban profile. For investors, this mix typically supports retention for households prioritizing schools and daily conveniences over nightlife.
At the neighborhood level, median home values and incomes are elevated versus national benchmarks. In practice, a high-cost ownership market can sustain reliance on multifamily housing for some households, supporting occupancy stability and giving well-managed assets room to maintain rent levels. The renter-occupied share within a 3-mile radius is about one-quarter of housing units, indicating a shallower but higher-income renter base that rewards quality operations and resident experience.
The property’s 1983 vintage is older than the neighborhood’s average construction year. That typically implies capital planning needs but also creates value-add potential through modernization and operational improvements, especially where neighborhood NOI benchmarks are strong (as indicated by WDSuite’s CRE market data for the area).
Safety trends are mixed at the neighborhood level compared to nationwide patterns. Property offense rates sit near the national middle but have improved meaningfully year over year, while violent offense metrics track below national safety percentiles. Investors should underwrite with conservative assumptions, recognizing that the neighborhood’s recent improvement in property crime is a positive trend, yet violent crime data lags broader national comparables.
Within the Fort Worth–Arlington–Grapevine metro’s 561 neighborhoods, conditions compare competitively in many quality-of-life categories; however, crime outcomes can vary by block and over time. Treat these as neighborhood-level indicators for risk calibration rather than property-specific guarantees, and pair with on-the-ground due diligence.
The area benefits from proximity to a diversified employer base supporting commuter convenience and a stable renter pool, including GameStop, Stryker, American Airlines Group, Michaels Cos., and Express Scripts.
- GameStop — gaming retail HQ offices (2.1 miles) — HQ
- Stryker — medical technology offices (6.3 miles)
- American Airlines Group — airline corporate offices (7.5 miles) — HQ
- Michaels Cos. — arts & crafts retail corporate (7.5 miles) — HQ
- Express Scripts — pharmacy benefit management offices (8.0 miles)
This 32-unit asset offers exposure to a top-quartile Grapevine neighborhood where occupancy at the neighborhood level is high and homeownership costs are elevated relative to national norms. Based on commercial real estate analysis from WDSuite, the submarket’s family-oriented amenities and school profile support retention, while a smaller renter share suggests a focus on quality operations to capture a higher-income tenant base.
Built in 1983, the property is older than the neighborhood average, pointing to targeted capital expenditure and value-add potential. With neighborhood rents and incomes outpacing national averages and parks/pharmacy access ranking well within the metro, disciplined renovations and resident experience upgrades can position the asset competitively over a multi-year hold.
- Top-quartile neighborhood standing and strong occupancy at the neighborhood level support leasing stability
- Elevated local incomes and high-cost ownership context reinforce depth for quality multifamily product
- 1983 vintage offers clear value-add and modernization angles tied to resident experience
- Proximity to diversified corporate employers underpins tenant demand and retention
- Risks: lower renter concentration locally and mixed crime trends warrant conservative underwriting and focused asset management