| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 42nd | Fair |
| Amenities | 67th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 501 Kings Way Dr, Mansfield, TX, 76063, US |
| Region / Metro | Mansfield |
| Year of Construction | 1985 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
501 Kings Way Dr Mansfield Multifamily Investment Opportunity
Neighborhood occupancy has held firm, supporting stable leasing conditions for rental assets in this Mansfield inner-suburb, according to WDSuite’s CRE market data. These occupancy dynamics are measured for the neighborhood and suggest steady renter demand in the submarket.
Positioned in Mansfield within the Fort Worth–Arlington–Grapevine metro, the neighborhood rates B+ and is competitive among the metro’s 561 neighborhoods (ranked 155), indicating balanced location fundamentals for workforce-oriented multifamily. Amenity access is a relative strength, with grocery, restaurants, parks, and pharmacies tracking above national norms, which helps support day-to-day livability and leasing appeal for residents.
Neighborhood occupancy stands at 95.2% (neighborhood-level metric), placing it in the upper national tier for stability and suggesting supportive conditions for renewal and pricing discipline. Median contract rents in the area have risen over the past five years, while rent-to-income remains manageable locally, pointing to moderate affordability pressure and aiding tenant retention.
Within a 3-mile radius, population and household counts have grown in recent years, with additional household expansion expected over the next five years. This indicates a larger tenant base over time and supports occupancy stability and lease-up prospects for well-positioned properties.
The average neighborhood construction year skews to the late 1990s, while this asset’s 1985 vintage is older than the local average—an indicator to plan for selective capital projects and potential value-add upgrades that can enhance competitiveness against newer stock. Renter-occupied housing comprises a meaningful share of neighborhood units, providing depth to the tenant pool without over-concentration, and aligning with steady multifamily demand.
Schools in the area trend slightly above national midpoints on average, which can bolster family renter appeal. Childcare options are thinner relative to other amenities, so family-oriented positioning may benefit from on-site conveniences or partnerships that reduce external travel friction.
Safety indicators are mixed when viewed against metro and national benchmarks. Relative to the 561 neighborhoods in the Fort Worth–Arlington–Grapevine metro, the neighborhood falls below the metro median on crime, and its national standing sits below the national median as well. Property-related offenses have moved downward year over year, while violent crime trends have been more volatile. These are neighborhood-level measures and can vary by block and over time.
For investors, the takeaways are underwriting prudence and practical site management: emphasize lighting, access control, and resident engagement, and monitor citywide trend data as conditions evolve. Comparing submarket peers with similar rent bands can help calibrate expected retention and operating protocols.
Nearby corporate nodes provide a broad employment base that supports renter demand and commute convenience, led by beverage packaging, homebuilding, healthcare services, aviation, and diversified industrial employers.
- Ball Metal Beverage Packaging — beverage packaging (12.6 miles)
- D.R. Horton — homebuilding (18.1 miles) — HQ
- Express Scripts — pharmacy benefit management (18.8 miles)
- American Airlines Group — aviation (18.8 miles) — HQ
- Parker Hannifin Corporation — industrial manufacturing (21.2 miles)
This 32-unit, 1985-vintage asset sits in a Mansfield neighborhood with solid amenity access and competitive metro positioning, where neighborhood occupancy remains high and renter demand is diversified. Based on CRE market data from WDSuite, the surrounding area shows firm neighborhood-level occupancy and sustained rent growth, supporting renewal prospects while keeping affordability pressures moderate relative to incomes.
The vintage suggests room for targeted value-add—interiors, common-area updates, and efficiency upgrades—to sharpen positioning against newer late-1990s stock nearby. Within a 3-mile radius, population and households have increased and are projected to continue expanding, which points to a larger tenant base over time and supports leasing stability. Ownership costs in the area are not excessively high, so disciplined pricing and resident retention strategies will help mitigate competition from entry-level ownership options.
- Neighborhood-level occupancy is strong, supporting stable renewals and pricing.
- 1985 vintage provides value-add potential to compete with newer stock.
- 3-mile population and household growth support a deeper tenant base.
- Amenity access above national norms enhances leasing appeal.
- Risks: safety metrics below metro median and some competition from ownership; underwrite for proactive management and retention.