| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Poor |
| Demographics | 25th | Poor |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4600 Barbara Rd, River Oaks, TX, 76114, US |
| Region / Metro | River Oaks |
| Year of Construction | 1985 |
| Units | 80 |
| Transaction Date | 2012-09-25 |
| Transaction Price | $1,931,300 |
| Buyer | RIVER RANCH FW LLC |
| Seller | RIVER RANCH EQUITIES LLC |
4600 Barbara Rd, River Oaks TX Multifamily Investment
Neighborhood occupancy shows resilient renter demand and competitive positioning within the Fort Worth metro, according to WDSuite’s CRE market data, supporting a steady hold or value-add thesis for this address.
Located in River Oaks within the Fort Worth-Arlington-Grapevine metro, the neighborhood posts a competitive occupancy profile (ranked within the stronger 40% among 561 metro neighborhoods) and sits above the national average for occupancy, per WDSuite. That backdrop generally supports lease stability for workforce-oriented multifamily.
The area’s renter-occupied share is comparatively low at the neighborhood level, indicating a shallower immediate renter pool; however, within a 3-mile radius the tenure mix is more balanced, which broadens the prospective tenant base for an 80-unit asset. Recent 3-mile trends show households increasing and average household size edging down, which typically expands the pool of renters and can support absorption for smaller floor plans.
Local housing costs remain more accessible than many U.S. metros, and rent-to-income metrics indicate manageable affordability pressure for residents. For investors, this can translate to steadier retention but may temper outsized near-term pricing power. Elevated ownership feasibility in the area also suggests the need for competitive amenities and service to sustain demand versus entry-level ownership alternatives.
Amenity access is mixed: restaurant density rates above national norms while grocery and pharmacy access track solidly, but park and cafe counts are limited. School ratings trail regional and national benchmarks, which may influence unit mix performance for family renters more than for singles or couples. The property’s 1985 vintage is newer than the local average construction year (late 1960s), offering relative competitiveness versus older stock while still warranting ongoing capital planning for building systems and common-area updates.
Safety signals are mixed and should be evaluated in context. Nationally, the neighborhood aligns slightly better than average overall, with property crime conditions comparing favorably (top quartile nationally by WDSuite’s benchmarks), while recent violent-offense trends have moved unfavorably year over year. Within the Fort Worth-Arlington-Grapevine region, conditions vary across sub-areas, so asset-level measures (lighting, access control, and visibility) remain important to support resident retention.
Investors should track trend direction rather than single-year readings, using comparable neighborhoods across the metro’s 561-neighborhood universe to benchmark on-site practices and partnership with local safety initiatives.
Proximity to diversified employers supports a stable renter base, with nearby roles spanning manufacturing, homebuilding, beverages, gaming retail, and air transportation—all within commutable distances that can aid leasing and retention.
- Parker Hannifin Corporation — industrial manufacturing (0.83 miles)
- D.R. Horton — homebuilding (3.48 miles) — HQ
- Ball Metal Beverage Packaging — packaging & manufacturing (9.40 miles)
- Gamestop — retail & corporate (19.72 miles) — HQ
- American Airlines Group — air transportation (20.01 miles) — HQ
The 1985-vintage, 80-unit asset at 4600 Barbara Rd benefits from a neighborhood with occupancy performance that is competitive among the Fort Worth metro’s 561 neighborhoods and above national averages, according to CRE market data from WDSuite. A more balanced renter concentration within a 3-mile radius, combined with manageable rent-to-income dynamics, supports a steady tenant base for smaller-format units and positions the property for consistent leasing.
While ownership remains relatively attainable locally—implying measured pricing power—demand is reinforced by proximity to diversified employment nodes and by household growth within the 3-mile radius. The asset’s vintage is newer than the neighborhood’s average stock, suggesting a clear path for targeted value-add (interiors, common areas, and systems) to sharpen competitiveness versus older properties.
- Competitive neighborhood occupancy supports leasing stability
- Balanced 3-mile renter base expands demand for smaller floor plans
- 1985 vintage offers value-add potential versus older local stock
- Diversified nearby employers aid tenant retention
- Risk: relatively attainable ownership and uneven school ratings may constrain rent growth in some unit types