| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 42nd | Fair |
| Amenities | 67th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 106 Magnolia St, Mansfield, TX, 76063, US |
| Region / Metro | Mansfield |
| Year of Construction | 1984 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
106 Magnolia St, Mansfield TX Multifamily Investment
Neighborhood occupancy sits in the mid-90s with a renter-occupied housing share that signals a solid tenant base, according to WDSuite’s CRE market data. With 1984 construction offering clear value-add and capital planning angles, the asset can compete on price and convenience within an inner-suburban location.
Mansfield’s inner-suburban setting places 106 Magnolia St within a neighborhood that is competitive among the Fort Worth-Arlington-Grapevine metro’s 561 neighborhoods for day-to-day convenience. Restaurants, grocery stores, parks, and pharmacies index strong on a national basis (roughly 80th percentile range for several categories), which supports resident satisfaction and reduces friction for daily needs. Average school ratings sit above the national median, helping underpin family appeal without relying on destination commuting.
Neighborhood occupancy is 95.2% and ranks competitive among 561 metro neighborhoods, a constructive backdrop for lease-up stability. The renter-occupied housing share at the neighborhood level is 42.8% (above most U.S. neighborhoods), indicating depth in the local tenant pool that supports demand for smaller, efficient units. Median contract rents in the neighborhood track slightly above national midpoints, aligning with steady demand rather than a premium pricing profile.
Vintage matters: the property was built in 1984 while the average neighborhood construction year skews newer (1999). Older vintage points to routine capital expenditure needs and potential renovation upside to close competitive gaps with newer stock, particularly in unit finishes and building systems. For investors, a targeted value-add program can sharpen positioning against nearby 1990s–2000s assets while keeping basis disciplined.
Demographic statistics aggregated within a 3-mile radius show recent population and household growth with a projected increase over the next five years, suggesting a larger tenant base ahead. Rising household incomes in the area can support effective rent collections, while a growing renter share in forecasts implies continued multifamily demand. Home values in the neighborhood are comparatively accessible versus many U.S. metros, which can introduce some competition from ownership, but the local rent-to-income profile (around one-fifth) indicates manageable affordability pressure that can aid retention.
Safety signals are mixed. Compared with neighborhoods nationwide, this area sits in lower national percentiles for safety (i.e., relatively higher reported crime levels), yet recent data shows property offenses trending down over the last year, which is a constructive directional signal. Violent offense measures have been more variable, so prudent risk management and standard security practices remain advisable for investor underwriting and operations.
Framing these trends comparatively helps set expectations: the neighborhood’s recent improvement in property crime directionally supports asset protection efforts, but investors should assume conservative loss and insurance budgeting, monitor trend stability, and calibrate on-site measures to support resident retention.
The address sits within commuting reach of major corporate employers that help support leasing durability, especially for workforce and office-based renters. Notable nearby employers include Ball Metal Beverage Packaging, D.R. Horton, Express Scripts, American Airlines Group, and Parker Hannifin Corporation.
- Ball Metal Beverage Packaging — manufacturing (12.6 miles)
- D.R. Horton — homebuilding (17.9 miles) — HQ
- Express Scripts — pharmacy benefits (18.2 miles)
- American Airlines Group — airlines corporate (18.3 miles) — HQ
- Parker Hannifin Corporation — industrial & motion control (21.1 miles)
This 24-unit 1984-vintage property offers a straightforward value-add thesis in a neighborhood with competitive occupancy among Fort Worth-Arlington-Grapevine submarkets and a renter concentration that supports demand for smaller, efficient floor plans. Strong amenity access and above-median school ratings help sustain day-to-day livability, while homeownership costs remain relatively accessible—factors that collectively point to steady but price-sensitive renter demand. Based on CRE market data from WDSuite, neighborhood operating conditions indicate stable occupancy with room to enhance positioning via targeted renovations and disciplined expense control.
Within a 3-mile radius, population and household counts have grown and are projected to increase further, expanding the renter pool and supporting occupancy stability. Crime trends warrant conservative assumptions, but recent improvement in property offense direction is constructive. Net-net, the thesis centers on operational execution: capturing renovation-driven rent steps without overreaching on pricing, and leveraging commute access to large employment centers for retention.
- Competitive neighborhood occupancy and a sizable renter-occupied housing share support demand durability
- 1984 vintage creates clear value-add levers in finishes and systems versus newer local stock
- Strong amenity access and above-median schools aid resident satisfaction and lease retention
- Proximity to major employers underpins tenant base depth and pricing consistency
- Risks: crime variability, older-vintage CapEx, and potential competition from ownership; underwrite conservatively