| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 79th | Best |
| Amenities | 49th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 675 Rapp Rd, Keller, TX, 76248, US |
| Region / Metro | Keller |
| Year of Construction | 2011 |
| Units | 106 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
675 Rapp Rd, Keller TX — Newer Suburban Multifamily Position
Investor thesis centers on stable neighborhood occupancy and high-income renter fundamentals, according to WDSuite’s CRE market data, with 2011 vintage helping the asset compete against older local stock.
Keller’s A-rated suburban neighborhood stands competitive among Fort Worth–Arlington–Grapevine submarkets, ranking within the top decile among 561 metro neighborhoods. Local occupancy in the neighborhood is strong and compares favorably to national norms, supporting near-term leasing stability for a 106‑unit asset.
Amenities skew practical over entertainment: grocery and pharmacy access track above national averages, while cafes and park density are thinner. Average school ratings are among the strongest nationally, which can bolster retention for family-oriented renters seeking longer tenures.
The neighborhood has a low renter-occupied share, indicating a more owner-heavy housing mix. For multifamily owners, this typically means a smaller immediate renter base but less direct competition from large rental communities. Within a 3‑mile radius, demographics show high household incomes and a projected increase in total households alongside smaller average household sizes, pointing to a gradual expansion of the renter pool and support for occupancy stability.
Home values are elevated relative to national benchmarks. In investment terms, a high-cost ownership market can sustain reliance on multifamily housing for households that prefer to rent, which supports pricing power and lease retention when paired with income depth. Median asking rents in the neighborhood are among the highest in the metro, yet rent-to-income levels remain manageable by national standards, reducing near-term affordability pressure.
Safety indicators compare favorably to broader national patterns. The neighborhood sits in the top quartile nationally for lower violent and property offense rates, and its overall crime standing is competitive among 561 Fort Worth–Arlington–Grapevine neighborhoods.
Recent trends are mixed: while the violent offense measure has edged down year over year, property offenses show a recent uptick. For investors, this argues for routine security and lighting audits, but the broader comparative position remains solid versus national benchmarks.
Proximity to major corporate offices underpins a deep white-collar employment base and commute convenience that can aid leasing and retention. Nearby anchors include GameStop, D.R. Horton, Stryker, American Airlines Group, and Express Scripts.
- GameStop — video game retail HQ (8.9 miles) — HQ
- D.R. Horton — homebuilding (12.0 miles) — HQ
- Stryker — medical devices (12.2 miles)
- American Airlines Group — airlines (12.6 miles) — HQ
- Express Scripts — pharmacy benefits (13.2 miles)
Built in 2011, the property is newer than the neighborhood’s average 1980 vintage, offering relative competitiveness versus older stock while approaching mid-life systems that warrant prudent capital planning. Neighborhood occupancy is strong and ranks well within the metro, and median rents sit at the high end with rent-to-income levels that suggest manageable affordability pressure. Together, these factors point to resilient leasing and measured pricing power, based on CRE market data from WDSuite.
Within a 3‑mile radius, households are projected to increase and average household size to decline, which typically broadens the renter base and supports steady absorption. The area’s high-cost ownership market further sustains reliance on rentals, and proximity to multiple corporate anchors reinforces white-collar demand drivers. Key watch items include the neighborhood’s owner-heavy tenure mix (smaller immediate renter base), a recent uptick in property offenses, and thinner park/cafe density compared with national norms.
- 2011 vintage competes well against older local stock; plan for mid-life updates
- Strong neighborhood occupancy and high-income renter fundamentals support leasing stability
- High-cost ownership context reinforces rental demand and pricing power
- Nearby corporate offices bolster white-collar renter demand
- Risks: smaller renter base locally, recent property offense uptick, and lighter park/cafe density