| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 82nd | Best |
| Amenities | 90th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 200 Keller Smithfield Rd S, Keller, TX, 76248, US |
| Region / Metro | Keller |
| Year of Construction | 2013 |
| Units | 77 |
| Transaction Date | 2015-10-01 |
| Transaction Price | $17,500,000 |
| Buyer | SNR 25 Legacy at Bear Creek |
| Seller | Pinpoint OMP Legacy at Bear |
200 Keller Smithfield Rd S Keller Multifamily in A+ Submarket
Neighborhood occupancy appears stable and amenity access is exceptional for this Inner Suburb location, according to WDSuite’s CRE market data. The key investor angle is durable Class A renter demand in a high-income area, with leasing supported more by quality-of-life drivers than by sheer renter concentration.
Keller’s immediate neighborhood scores A+ and ranks 1st among 561 metro neighborhoods, reflecting a well-rounded mix of livability and income fundamentals. Amenity access is a standout strength—grocery, restaurants, cafes, and childcare all sit in the top quartile nationally—supporting resident convenience and lease retention for professionally managed assets.
At the neighborhood level (not property-specific), occupancy trends are competitive versus national benchmarks, and rent-to-income is measured at levels that typically support payment performance. Home values and the value-to-income ratio are mid-to-upper tier nationally, suggesting a high-cost ownership market relative to many U.S. areas but not the priciest cohort; for multifamily investors, that mix can sustain rental demand while tempering extreme pricing power.
Within a 3-mile radius, demographic statistics show households grew despite a slight population dip over the last five years, indicating smaller household sizes and continued household formation. Looking ahead, forecasts call for an increase in households and renter pool expansion, which supports occupancy stability and future lease-up prospects. Median contract rent in the 3-mile area trends high and is projected to rise further, reinforcing a premium positioning narrative for well-amenitized product.
Vintage matters: the property was built in 2013, newer than the neighborhood’s average construction year. That positioning can reduce near-term capital expenditure pressure versus older stock while supporting competitive appeal; investors should still plan for targeted modernization as building systems age.
Tenure patterns within 3 miles show a renter-occupied share around the mid-teens, indicating a smaller but affluent renter base. For multifamily operators, this implies demand is driven by quality, schools, and lifestyle amenities rather than necessity, favoring assets that deliver strong finishes, parking, and professional management.
Safety indicators for the neighborhood are mixed when viewed against metro and national contexts. Overall crime sits around the middle of the metro pack (ranked relative to 561 neighborhoods) and below the national median by percentile terms, while violent and property offense safety percentiles are stronger than the national midpoint—suggesting relatively favorable conditions compared with many U.S. neighborhoods. Recent one-year changes indicate volatility in incident rates, so trend monitoring remains prudent for underwriting and insurance planning.
Proximity to major corporate employers underpins a stable white-collar renter base and commute convenience. Notable nearby employers include GameStop, Stryker, American Airlines Group, Express Scripts, and Michaels Cos., which together support diversified demand across corporate headquarters and regional office roles.
- Gamestop — corporate headquarters (7.9 miles) — HQ
- Stryker — medical technology offices (10.4 miles)
- American Airlines Group — airline corporate offices (12.3 miles) — HQ
- Express Scripts — pharmacy benefits offices (12.9 miles)
- Michaels Cos. — retail corporate offices (13.5 miles) — HQ
Built in 2013 with 77 units, the asset is competitively positioned versus an older neighborhood stock and benefits from top-tier amenity access and strong incomes in the immediate area. Neighborhood-level occupancy is solid, and within a 3-mile radius households are projected to increase, pointing to a larger tenant base and support for rent rolls over the medium term. Based on CRE market data from WDSuite, rent-to-income levels are consistent with manageable affordability pressure, which can aid retention.
Strategically, the submarket’s mix of corporate employment, premium local services, and a smaller but affluent renter concentration favors Class A operations focused on service quality. Key risks include competition from homeownership options given mid-to-upper tier ownership metrics and monitoring recent safety trend volatility. Targeted capital planning should preserve competitive appeal as systems mature.
- 2013 vintage offers competitive positioning versus older local stock with moderated near-term capex needs.
- Neighborhood occupancy and high amenity access support leasing stability and pricing consistency.
- 3-mile radius forecasts indicate household growth and renter pool expansion, reinforcing demand.
- Proximity to major corporate employers supports white-collar renter demand and retention.
- Risks: lower renter concentration nearby, potential competition from ownership, and safety trend variability.