| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 50th | Fair |
| Amenities | 85th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7520 Glenview Dr, Richland Hills, TX, 76180, US |
| Region / Metro | Richland Hills |
| Year of Construction | 1996 |
| Units | 69 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7520 Glenview Dr, Richland Hills TX Multifamily Investment
Amenity-rich suburban setting with income headroom and steady neighborhood occupancy provide a practical base for rent growth and retention, according to WDSuite’s CRE market data.
This A-rated neighborhood ranks 65th of 561 in the Fort Worth–Arlington–Grapevine metro, placing it in the top quartile locally for overall performance. Amenity access is a clear strength: cafes and pharmacies score near the top of metro peers (amenity rank 11 of 561), which supports day-to-day livability and helps leasing velocity for workforce housing, based on multifamily property research from WDSuite.
The 1996 vintage is newer than the neighborhood’s average construction year of 1975, giving this asset a competitive edge versus older stock. Investors should still plan for modernization of aging systems typical of late-1990s construction to sustain positioning against newer deliveries.
Renter-occupied housing is lower within the immediate neighborhood (share reported at the neighborhood level), indicating a more owner-leaning pocket; however, the broader 3-mile radius shows a sizable renter base at 42.8%. This mix suggests demand can draw from surrounding areas even if the block-level renter concentration is lighter. Neighborhood occupancy is reported at 91.3% (neighborhood metric), roughly around national norms, which supports baseline stability but still requires active leasing management.
Within a 3-mile radius, households increased and population grew in recent years, with projections pointing to further population and household gains. Rising median incomes in the area and a neighborhood rent-to-income ratio of 0.11 indicate manageable affordability pressure for tenants, which can support lease retention and measured pricing power. Median home values in the neighborhood sit in a mid-range context for the metro; ownership remains relatively accessible, which can create some competition for renters at certain price points, making product differentiation and amenity upkeep important.
School ratings in this neighborhood trend below national averages, which may matter for family renter segments. Even so, the combination of strong daily amenities, commuting access within the Fort Worth–Arlington–Grapevine region, and a demonstrably growing 3-mile renter pool helps sustain multifamily demand.
Safety indicators for this neighborhood track below the national median, so underwriting should assume conservative assumptions for security and insurance. That said, recent trends are moving in a favorable direction: estimated violent offense rates declined year over year (down 22.1%), and property offenses also eased (down 8.1%), according to WDSuite’s data. These are neighborhood-level measures and should be evaluated alongside property-level controls and management practices.
Compared with neighborhoods nationwide, the area’s safety profile sits in the lower half of national percentiles, while the pace of recent improvement is competitive. For Fort Worth–Arlington–Grapevine investors, this points to a submarket where operational focus on lighting, access control, and resident engagement can help translate improving trendlines into stable occupancy and retention.
Proximity to major corporate employers underpins renter demand and commute convenience, notably D.R. Horton, GameStop, American Airlines Group, Express Scripts, and Parker Hannifin. This concentration of white-collar and operations roles supports leasing durability for workforce and mid-tier units.
- D.R. Horton — homebuilding (8.1 miles) — HQ
- GameStop — video game retail (9.3 miles) — HQ
- American Airlines Group — airline holding company (9.6 miles) — HQ
- Express Scripts — pharmacy benefit management (10.2 miles)
- Parker Hannifin Corporation — industrial motion & control (11.4 miles)
The property’s 69-unit, 1996 vintage positions it competitively against older neighborhood stock while still offering room for targeted renovations to enhance rentability. Neighborhood performance sits in the top quartile locally and benefits from strong daily amenities and a growing 3-mile renter base. Rent-to-income levels indicate manageable affordability pressure, supporting retention and measured rent steps as units are improved, based on CRE market data from WDSuite.
At the neighborhood level, occupancy is near national norms, suggesting a stable baseline that rewards hands-on leasing. Median home values remain accessible in context, so the strategy should emphasize product differentiation and operational execution to maintain pricing power versus ownership alternatives. Recent safety trend improvements further support a steadying environment, though active property management remains essential.
- 1996 vintage offers competitive positioning versus older local stock with value-add and modernization upside
- Top-quartile neighborhood performance and strong amenity access support leasing velocity
- Growing 3-mile renter pool and healthy rent-to-income headroom bolster retention
- Operational focus can capitalize on improving safety trends and steady occupancy
- Risks: below-median school ratings and accessible ownership options require careful pricing and product differentiation