| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 28th | Poor |
| Amenities | 9th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7120 Baker Blvd, Richland Hills, TX, 76118, US |
| Region / Metro | Richland Hills |
| Year of Construction | 1995 |
| Units | 77 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7120 Baker Blvd, Richland Hills Multifamily — 77 Units
Neighborhood occupancy has held in a stable range and renter demand is supported by a sizable renter-occupied share, according to WDSuite’s CRE market data. For investors, this location offers durable workforce housing dynamics with moderate rents relative to incomes in the surrounding area.
Richland Hills is an inner-suburban location within the Fort Worth–Arlington–Grapevine metro. The neighborhood posts an occupancy rate that is above the national median, and WDSuite’s data shows median contract rents that sit near the middle of the national distribution. Together, these indicators point to steady lease-up and retention potential rather than outsized volatility.
The surrounding neighborhood’s renter-occupied share is elevated compared with many U.S. areas, indicating depth in the tenant base and reinforcing demand for multifamily inventory. Within a 3-mile radius, households have grown in recent years even as average household size edged lower, which can expand the pool of prospective renters and support occupancy stability.
Local lifestyle amenities are thinner in the immediate neighborhood, and average school ratings trend below national norms. Investors should underwrite more to regional connectivity and employment access than to walkable amenity premiums. In this context, value positioning and on-site features can be more influential in leasing than neighborhood retail density.
Home values in the area are well below many coastal markets, and ownership remains a higher commitment relative to local incomes than in some Sun Belt peers. For multifamily investors, this points to sustained reliance on rental housing, which can aid pricing power and lease retention when paired with competitive unit finishes and management.
Safety indicators for the neighborhood are below the national median, based on WDSuite’s comparative benchmarks. National-percentile readings for both property and violent offenses sit in lower percentiles, suggesting investors should plan for standard security measures, resident screening, and lighting/camera upgrades as part of operating best practices.
Recent trends are mixed: estimated property offense rates show a modest year-over-year improvement, while violent offense estimates increased over the same period. Framing this within broader metro dynamics, these patterns underscore the value of proactive site-level security and community engagement to support resident satisfaction and retention.
The location draws on a diversified employment base spanning homebuilding, airlines, retail headquarters, industrial manufacturing, and pharmacy benefit management—supporting workforce housing demand and commute convenience for renters.
- D.R. Horton — homebuilding (7.0 miles) — HQ
- American Airlines Group — airlines (10.4 miles) — HQ
- Gamestop — video game retail (10.4 miles) — HQ
- Parker Hannifin Corporation — industrial manufacturing (10.5 miles)
- Express Scripts — pharmacy benefit management (10.9 miles)
Built in 1995, the property is newer than much of the surrounding housing stock, positioning it competitively versus older vintage assets while still allowing for targeted upgrades to drive rent premiums and reduce near-term capital surprises. Neighborhood indicators point to steady renter demand: occupancy is solid, the renter-occupied share is elevated, and rents track near the national middle—conditions that favor stable cash flow over speculative growth.
Within a 3-mile radius, households have increased and average household size has declined, enlarging the renter pool even as population growth moderates. According to CRE market data from WDSuite, local rent levels remain manageable relative to incomes, which can support retention and measured rent growth when paired with sound operations. Key underwriting considerations include leaner nearby amenities and below-median school and safety metrics—factors that emphasize the role of property management, on-site enhancements, and value-oriented positioning.
- 1995 vintage offers competitive positioning versus older neighborhood stock with targeted value-add upside
- Stable neighborhood occupancy and elevated renter concentration support leasing durability
- Household growth within 3 miles and smaller household sizes expand the renter pool
- Moderate rents relative to incomes provide room for disciplined revenue management
- Risks: thinner local amenities, below-median school and safety metrics require active management and security planning