| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 42nd | Fair |
| Amenities | 67th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1300 E Dallas St, Mansfield, TX, 76063, US |
| Region / Metro | Mansfield |
| Year of Construction | 1978 |
| Units | 64 |
| Transaction Date | 2012-09-06 |
| Transaction Price | $1,825,000 |
| Buyer | Highland Properties |
| Seller | Dame, Richard L Etux Alecia |
1300 E Dallas St Mansfield Multifamily Opportunity
Inner-suburban positioning and a renter-leaning neighborhood support steady leasing, with neighborhood occupancy around the low‑mid 90s according to WDSuite’s CRE market data. The investment angle centers on durable demand and potential value‑add upside from an older 1978 asset competing against a newer local stock.
This Inner Suburb neighborhood is competitive among Fort Worth–Arlington–Grapevine neighborhoods (ranked 155 of 561), with an amenity mix that outperforms broader national benchmarks. Parks, groceries, pharmacies, and restaurants sit in roughly the top quartile nationally by density, aiding day‑to‑day convenience that supports resident retention and leasing velocity.
Neighborhood occupancy is in the low‑mid 90s and above the national median (72nd percentile), pointing to stable absorption. Renter concentration is substantial (renter‑occupied share in the 83rd national percentile), signaling depth in the tenant base for multifamily, which can support steady renewal activity and mitigate downtime during turns.
Within a 3‑mile radius, population and household counts have grown in recent years and are projected to continue through 2028, implying a larger tenant base over time. Median school ratings are above the national midpoint (61st percentile), a factor that can bolster demand from households prioritizing education access.
The property’s 1978 vintage is older than the neighborhood’s average construction year (1999). For investors, that typically means capital planning for systems and interiors alongside potential value‑add strategies to close the competitiveness gap versus newer stock. At the neighborhood level, rent-to-income sits near 0.20, suggesting relatively manageable affordability pressure that can support lease retention, though pricing power should be calibrated to local income trends.
Safety outcomes in this neighborhood trail regional and national norms, with overall crime performance below metro average (ranked 416 of 561). Nationally, indicators sit in lower percentiles, so underwriting should incorporate prudent assumptions for security measures and reputation management.
Recent momentum shows some improvement: property offense rates have declined year over year (improvement trending in a stronger national percentile), which may help stabilize perceptions over time. Still, the area remains comparatively weaker on safety, and investors should weigh operating practices and capital for lighting, access control, and partnerships with local authorities.
Proximity to a diversified employment base supports renter demand and commute convenience, led by packaging, homebuilding, healthcare services, airlines, and industrial manufacturing — specifically Ball Metal Beverage Packaging, D.R. Horton, Express Scripts, American Airlines Group, and Parker Hannifin.
- Ball Metal Beverage Packaging — packaging (12.5 miles)
- D.R. Horton — homebuilder (17.9 miles) — HQ
- Express Scripts — healthcare services (18.6 miles)
- American Airlines Group — airlines (18.7 miles) — HQ
- Parker Hannifin Corporation — industrial manufacturing (21.1 miles)
The investment case at 1300 E Dallas St is grounded in steady neighborhood demand, a sizable renter pool, and competitive amenity access that supports renewal and lease‑up. Neighborhood occupancy trends are healthy and above national midpoints, and the 3‑mile area shows ongoing population and household growth that should expand the tenant base. According to CRE market data from WDSuite, the submarket’s renter concentration is high, reinforcing depth for workforce‑oriented multifamily.
At the asset level, the 1978 vintage suggests room for targeted value‑add — modernizing interiors, addressing building systems, and repositioning common areas to compete with a newer local stock. Underwriting should balance that upside against operating considerations from weaker safety metrics and ensure rents are calibrated to local incomes to sustain occupancy and renewal rates.
- Stable neighborhood occupancy and high renter concentration support sustained demand
- 3‑mile population and household growth points to a larger future tenant base
- 1978 vintage offers value‑add potential to close the gap with newer competitive stock
- Amenity access (parks, groceries, pharmacies, restaurants) supports retention and leasing
- Risks: below‑average safety metrics and capex needs; calibrate rents to local incomes