| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Poor |
| Demographics | 58th | Good |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1604 N Hills Blvd, Hurst, TX, 76053, US |
| Region / Metro | Hurst |
| Year of Construction | 2002 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1604 N Hills Blvd Hurst Multifamily Near Employment
Neighborhood occupancy is steady and renter demand is supported by a high share of renter-occupied housing, according to WDSuite’s CRE market data, pointing to durable leasing fundamentals.
Located in Hurst’s inner-suburban fabric of the Fort Worth–Arlington–Grapevine metro, the property benefits from a renter-heavy neighborhood and broad household mix that underpin consistent tenant demand. Neighborhood occupancy hovers in the low-90s, while restaurants score competitively versus national peers and parks access is top quartile nationally, reinforcing day-to-day livability for residents.
The 2002 construction is newer than the neighborhood’s 1970s-average vintage. For investors, that generally means stronger competitive positioning against older stock and the potential for targeted modernization (systems refresh, common-area updates) rather than full-scope rehabilitation.
Renter-occupied share in the neighborhood is elevated (around three-quarters of housing units), which signals depth in the tenant base and supports occupancy stability. Within a 3-mile radius, demographics show modest population growth to date with a projected increase through 2028, alongside faster household growth and slightly smaller household sizes — dynamics that typically expand the renter pool and aid lease-up and retention.
Home values sit above the national middle and local median rents are mid-market for the region. In investor terms, a high-cost ownership market relative to incomes in some pockets can sustain reliance on multifamily housing, while area rent levels and a moderate rent-to-income profile support lease retention and measured pricing power.
Amenities skew toward family and daily-needs convenience: childcare density ranks among the metro’s leaders (top decile among 561 neighborhoods) and public parks access is strong, while immediate café, grocery, and pharmacy options are thinner within the neighborhood boundary; residents commonly draw on nearby corridors for those needs. Average school ratings are also top quartile nationally, a positive factor for longer-term renter stickiness.
Safety indicators are mixed in a way many investors will recognize in inner-suburban DFW submarkets. Within the Fort Worth–Arlington–Grapevine metro, the neighborhood’s crime rank sits in a less favorable tier (closer to the higher-crime end among 561 neighborhoods), yet nationally it performs above average, landing around the 65th percentile for overall safety. For underwriting, that suggests metro-relative caution with a more favorable national comparison.
Recent trend data is constructive: estimated violent offenses declined sharply year over year and property offenses have moved lower as well. These directional improvements, while not guarantees, can support resident retention and marketing narratives when paired with on-site lighting, access controls, and standard multifamily safety practices.
Proximity to major corporate nodes anchors a broad employment base that supports renter demand and commute convenience. Notable nearby employers include D.R. Horton, GameStop, American Airlines Group, Express Scripts, and Parker Hannifin.
- D.R. Horton — homebuilding HQ (8.1 miles) — HQ
- Gamestop — video game retail HQ (9.35 miles) — HQ
- American Airlines Group — airline HQ (9.36 miles) — HQ
- Express Scripts — pharmacy benefit management (9.94 miles)
- Parker Hannifin Corporation — industrial/motion control manufacturing (11.53 miles)
This 2002-vintage, 84-unit asset is positioned for durable occupancy in a renter-heavy Hurst neighborhood with mid-market rents and an above-average national safety standing. Population and household growth within a 3-mile radius point to a gradually expanding tenant base over the next several years, supporting steady lease-up and retention.
The vintage is competitive versus the neighborhood’s older stock, suggesting targeted renovations could enhance positioning without outsized capital. According to CRE market data from WDSuite, neighborhood occupancy remains in the low-90s, and proximity to major employers broadens the renter funnel. Key watch items include thinner immediate grocery/pharmacy options, a metro-relative crime rank that warrants standard operational vigilance, and neighborhood NOI per unit that trails national levels.
- Renter-heavy location and steady neighborhood occupancy support durable demand
- 2002 construction versus 1970s-area stock enables light value-add and modernization
- Access to major employers expands the renter pool and supports retention
- Low-90s occupancy, per WDSuite CRE market data, underpins income stability
- Risks: thinner immediate daily-needs retail, metro-relative crime rank, and below-average neighborhood NOI per unit