| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 78th | Best |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3735 Ira E Woods Ave, Grapevine, TX, 76051, US |
| Region / Metro | Grapevine |
| Year of Construction | 2011 |
| Units | 81 |
| Transaction Date | 2014-10-01 |
| Transaction Price | $19,225,000 |
| Buyer | Frontier Mach I |
| Seller | Grapevine ALF Realty LLC |
3735 Ira E Woods Ave, Grapevine TX Multifamily Investment
Neighborhood occupancy is strong at 98.3% and median rents sit at the upper end of the metro, according to WDSuite’s CRE market data, supporting stable income potential while positioning newer assets to compete effectively.
Grapevine’s suburban pocket posts an A+ neighborhood rating and ranks 13 out of 561 Fort Worth–Arlington–Grapevine neighborhoods, placing it in the top quartile among metro peers. For investors, that translates to durable fundamentals: neighborhood occupancy is elevated, and average NOI per unit in the area benchmarks near the top of the metro, signaling resilient renter demand and pricing power in well-positioned assets.
Lifestyle and daily needs are well-covered: parks and pharmacies score in the mid‑80s national percentiles, and restaurants are above the national middle, while cafes are thinner. Average school ratings near 4.0 (84th percentile nationally) add to family-oriented appeal, which can support tenancy length for larger floorplans. These metrics reflect neighborhood conditions rather than performance at any single property.
Home values trend high (upper‑percentile nationally), indicating a high‑cost ownership market that can sustain reliance on multifamily for households prioritizing flexibility. At the same time, the neighborhood’s rent-to-income positioning is favorable, reducing lease management friction and supporting retention for quality units.
Within a 3‑mile radius, demographics are affluent and stable, with households essentially flat over the last five years and forecast to increase meaningfully by 2028—expanding the local renter pool and supporting occupancy stability. The property’s 2011 vintage is newer than the neighborhood’s 1994 average, a competitive advantage versus older stock while still leaving room for targeted modernization to drive rent premiums.
Safety indicators are mixed in comparative context. Property crime levels track around the national middle, and recent trends show improvement, with year‑over‑year property offense rates declining at a pace that places the neighborhood in a stronger national improvement tier.
Violent‑crime indicators benchmark below the national median for safety, and recent trend data show less favorable movement. Investors should underwrite to current operating practices, lighting and access controls, and monitor police and community reports over time. All figures reflect neighborhood‑level comparisons rather than block‑specific conditions.
Proximity to major corporate offices underpins commuter demand and helps stabilize leasing, with a concentration in headquarters and healthcare/transport near the property. The most relevant nearby employers include GameStop, Stryker, American Airlines Group, Express Scripts, and Michaels.
- Gamestop — corporate offices (2.4 miles) — HQ
- Stryker — medical technology offices (7.0 miles)
- American Airlines Group — airline headquarters & operations (7.5 miles) — HQ
- Express Scripts — pharmacy benefits (8.0 miles)
- Michaels Cos. — retail headquarters (8.1 miles) — HQ
Built in 2011 with 81 units, the property is newer than the neighborhood’s 1994 average, positioning it competitively against older assets while allowing targeted upgrades to capture renovation upside. Strong neighborhood occupancy and upper‑tier rent positioning indicate healthy demand and income durability for well-managed communities. According to CRE market data from WDSuite, the surrounding area shows elevated NOI per unit and high home values, which reinforces reliance on quality rentals and supports pricing power where product quality is clear.
Within a 3‑mile radius, households have been steady and are projected to grow meaningfully by 2028, expanding the tenant base and supporting occupancy stability. Corporate employment anchors within a 2–8 mile commute bolster daytime population and retention, while the area’s rent-to-income dynamics suggest manageable affordability pressure for target renters. Key risks include thinner local renter concentration relative to owners and mixed safety trends that warrant ongoing monitoring.
- Newer 2011 vintage versus local 1990s stock supports competitive positioning and selective value‑add
- Elevated neighborhood occupancy and strong NOI benchmarks point to resilient income potential
- High‑cost ownership market sustains renter reliance and pricing power for quality units
- 3‑mile household growth outlook and nearby employers expand the renter pool and support retention
- Risks: thinner renter concentration and mixed safety trends require disciplined underwriting and operations