| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 82nd | Best |
| Amenities | 90th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 251 Town Center Ln, Keller, TX, 76248, US |
| Region / Metro | Keller |
| Year of Construction | 2007 |
| Units | 38 |
| Transaction Date | 2014-11-24 |
| Transaction Price | $28,358,800 |
| Buyer | T ARTHOUSE TX LLC |
| Seller | AMSTAR SOUTHERN ARTHOUSE LP |
251 Town Center Ln, Keller TX Multifamily Investment
Positioned in Keller’s amenity-rich inner suburb, this 38-unit 2007 asset benefits from strong neighborhood fundamentals and stable occupancy, according to WDSuite’s CRE market data. Expect demand supported by a deep commuter base and competitive positioning versus older local stock.
Neighborhood quality and location: The property sits in an A+ rated neighborhood that ranks 1 out of 561 within the Fort Worth–Arlington–Grapevine metro, signaling top-tier local fundamentals among peer areas. Amenity access is a clear strength, with neighborhood metrics placing the area in the top quartile nationally for overall amenities and food-and-beverage options. For investors, this concentration of daily needs and lifestyle services supports leasing velocity and retention.
Amenities and daily convenience: Neighborhood counts for cafes and grocery stores rank near the top of the metro (e.g., coffee and grocery access are both competitive among Fort Worth–Arlington–Grapevine neighborhoods), and parks and pharmacies track in the top quartile nationally. These dynamics typically correlate with higher resident satisfaction and lower turnover risk for well-operated assets.
Vintage and competitiveness: Built in 2007, the asset is materially newer than the neighborhood’s average construction year of 1979. Newer vintage can reduce near-term capital expenditure exposure and enhance competitive standing versus older comparables; investors should still underwrite normal mid-life building system maintenance and potential modernization to meet current renter preferences.
Renter concentration and occupancy: At the neighborhood level, an estimated 47.1% of housing units are renter-occupied, indicating a sizable tenant pool for multifamily. Neighborhood occupancy trends are supportive, with occupancy around the mid-60s percentile nationally, which can contribute to steadier cash flows when paired with prudent lease management.
3-mile demographics and demand drivers: Demographic statistics are aggregated within a 3-mile radius. While overall population has been roughly flat in recent years, household counts increased, pointing to smaller household sizes and a broader renter base. Looking ahead, forecasts indicate population growth with a notable increase in households, which supports a larger tenant base and can reinforce occupancy stability. The area exhibits high incomes and rising marketed rents within the 3-mile radius; investors should manage affordability pressure through unit mix, renewal strategy, and amenities to sustain pricing power without elevating retention risk.
Home values and affordability context: Local home values trend above national medians and, together with a rent-to-income profile around the national middle, suggest an environment where ownership costs sustain healthy reliance on rental options. For multifamily owners, this typically supports depth of demand, lease retention, and disciplined rent growth when operations are aligned with local spending power.
Safety indicators show a mixed but manageable profile. Overall crime positioning sits around the metro midpoint (ranked near the middle among 561 neighborhoods), which calls for standard operating practices on access control and lighting. Nationally benchmarked offense rates point to comparatively favorable levels for property and violent incidents, but recent year-over-year changes indicate some volatility. Investors should underwrite routine security measures and monitor trendlines rather than assuming continued improvement.
Proximity to major corporate employers supports commuter-driven renter demand and leasing stability, with notable headquarters and regional offices within a 15-mile radius that underpin a diversified white-collar employment base.
- Gamestop — retail HQ (8.3 miles) — HQ
- Stryker — medical technology offices (10.8 miles)
- American Airlines Group — airline HQ (12.6 miles) — HQ
- Express Scripts — pharmacy benefits offices (13.2 miles)
- D.R. Horton — homebuilding HQ (13.5 miles) — HQ
This 2007, 38-unit property in Keller benefits from a top-ranked neighborhood within the Fort Worth–Arlington–Grapevine metro, strong amenity access, and steady neighborhood occupancy. The asset’s newer vintage versus the area’s older housing stock enhances competitive positioning and may temper near-term capital needs, while a large renter-occupied share at the neighborhood level supports depth of demand. According to CRE market data from WDSuite, local amenity density and national top-quartile standings for several convenience categories align with factors that typically sustain retention and pricing power.
Within a 3-mile radius, household growth and elevated incomes expand the renter pool, and forecasted increases in both households and asking rents point to durable demand drivers. Ownership remains comparatively costly in the area context, which can reinforce reliance on multifamily housing and support occupancy stability for well-managed assets. Risk considerations include owner-leaning tenure in the wider 3-mile area, mixed crime trend signals, and affordability management as rents rise.
- Top-ranked neighborhood (1 of 561) with amenity density that supports leasing and retention
- 2007 vintage offers competitive positioning versus older local stock with moderated near-term capex
- 3-mile household growth and high incomes expand the tenant base and support occupancy stability
- Nearby corporate employment nodes underpin commuter demand and leasing consistency
- Risks: owner-leaning wider area, mixed safety trendlines, and affordability management amid rent growth