| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 42nd | Fair |
| Amenities | 67th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 108 Magnolia St, Mansfield, TX, 76063, US |
| Region / Metro | Mansfield |
| Year of Construction | 1984 |
| Units | 33 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
108 Magnolia St, Mansfield, TX Multifamily Investment
Stabilized neighborhood occupancy and a sizable renter base in Mansfield suggest steady demand for a 33-unit asset, according to WDSuite’s CRE market data. The property’s 1984 vintage points to potential value-add and modernization upside relative to newer nearby stock.
The property is situated in an Inner Suburb pocket of the Fort Worth–Arlington–Grapevine metro that is competitive among Fort Worth–Arlington–Grapevine neighborhoods (ranked 155 out of 561). Neighborhood occupancy is strong, with the area maintaining a 95.2% occupancy rate, which sits above many national peers and supports income stability for multifamily operators.
Local livability indicators are supportive: national amenity percentiles land in the upper range for restaurants (82nd percentile), groceries (81st), parks (81st), pharmacies (80th), and cafes (78th), while childcare access is thinner. Average school ratings around 3.0 out of 5 place the neighborhood above the national midpoint (61st percentile), an additional consideration for retention of family renters.
Tenure data signals a meaningful renter-occupied share at the neighborhood level (high relative to the nation, 83rd percentile), which expands the tenant base and can support leasing velocity. Within a 3-mile radius, demographics show population growth over the last five years and an 8% increase in households, with forecasts indicating further household expansion by 2028. This trajectory points to renter pool expansion and sustained demand for well-managed units.
Home values in the neighborhood sit near the national midpoint, and rent-to-income metrics (around 20%) indicate manageable affordability pressure that can aid lease retention and reduce turnover risk. Rents have climbed in recent years, and, based on commercial real estate analysis from WDSuite, forward-looking projections within 3 miles indicate additional rent growth, reinforcing the case for durable pricing power when paired with asset improvements.
Vintage remains an important competitive factor: the average nearby construction year is 1999, while this asset dates to 1984. The older vintage can warrant targeted capital planning but also opens a clear value-add path to close amenity and finish gaps versus newer stock.
Safety trends are mixed and should be underwritten conservatively. Relative to other neighborhoods nationwide, the area sits below higher safety percentiles. Within the Fort Worth–Arlington–Grapevine metro, the neighborhood’s crime positioning is below the metro median (crime rank 416 out of 561), signaling a need for prudent security measures and tenant-screening practices.
That said, recent movement shows nuance: property offense rates have declined meaningfully year over year (improving trend in the 74th national percentile), while violent offense metrics currently benchmark weaker nationally. Investors should consider operational mitigants such as lighting, access controls, and community engagement, and compare trends with submarket peers as part of risk assessment.
Nearby corporate employment anchors support commuter convenience and a diversified renter base, with manufacturing, homebuilding, healthcare, and airline headquarters within practical driving distance.
- Ball Metal Beverage Packaging — manufacturing (12.6 miles)
- D.R. Horton — homebuilding (17.8 miles) — HQ
- Express Scripts — healthcare services (18.2 miles)
- American Airlines Group — airline HQ & corporate (18.2 miles) — HQ
- Parker Hannifin Corporation — industrial & motion control (21.0 miles)
108 Magnolia St is a 33-unit, 1984-vintage asset in a neighborhood that rates competitive within the Fort Worth–Arlington–Grapevine metro (155 of 561). Neighborhood occupancy around 95% and a higher-than-average renter concentration point to depth of tenant demand and support for income stability. Given the asset’s older vintage relative to a 1999 neighborhood average, targeted renovations and systems upgrades present a clear path to value creation and differentiation versus newer comparables.
Within a 3-mile radius, population and households have grown, with forecasts indicating further household expansion by 2028. Coupled with rent levels that have risen and a rent-to-income profile near 20%, the submarket offers a balance of demand and retention potential. According to CRE market data from WDSuite, the neighborhood’s amenity access (restaurants, groceries, parks, pharmacies) ranks well nationally, adding to leasing appeal as upgrades are implemented. Key risks include below-median metro safety positioning and the capital plan required to modernize 1980s stock.
- Occupancy strength and sizable renter base support stable cash flows
- 1984 vintage offers value-add upside versus newer 1990s/2000s stock
- 3-mile household growth and amenity access underpin leasing velocity
- Balanced rent-to-income profile aids retention and pricing discipline
- Risks: below-median metro safety metrics and CapEx to modernize systems