| 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 | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4600 Barbara Rd River Oaks Multifamily Investment
Neighborhood occupancy trends above metro medians and supports stable renter demand, according to WDSuite’s CRE market data. With a 1985 vintage in an inner-suburb setting, the asset balances competitive positioning with practical upgrade potential.
River Oaks sits within the Fort Worth–Arlington–Grapevine metro and carries a C+ neighborhood rating (ranked 382 of 561 metro neighborhoods). For investors, that places the location below the metro median overall but with specific strengths that underpin multifamily demand, including solid occupancy performance at the neighborhood level and a renter base that is around the national midrange by share.
Daily-needs access is workable: grocery and pharmacy presence track above national averages, while restaurants are relatively dense (nationally upper-tier by percentile). By contrast, cafes and parks are limited locally. Average school ratings trend weaker (lower national percentile), which can affect family-oriented leasing but is typical for value-focused inner suburbs across the metro.
Rents in the neighborhood have risen over the past five years, and rent-to-income remains manageable in this submarket, which can aid retention and reduce turnover risk. Home values are comparatively moderate for the region, which can introduce some competition from entry-level ownership, yet also supports durable renter reliance on multifamily for households prioritizing flexibility and monthly affordability.
Within a 3-mile radius, recent years show a slight population dip alongside an increase in households, indicating smaller household sizes and a broadening lease-ready tenant base. Forward-looking projections point to additional household growth through the mid-term, a setup that typically supports occupancy stability and lease-up velocity for well-positioned assets. The property’s 1985 construction is newer than the neighborhood average vintage, suggesting relative competitiveness versus older stock while leaving room for targeted modernization to widen the renter pool, based on commercial real estate analysis from WDSuite.
Safety indicators are mixed but comparatively favorable versus many U.S. neighborhoods. Nationally, the area scores in higher percentiles for overall safety and property-crime safety, indicating it performs better than a majority of neighborhoods nationwide. Within the Fort Worth–Arlington–Grapevine metro, its safety standing is competitive among 561 neighborhoods.
Recent trends diverge: estimated property offense rates have improved year over year, while estimated violent offense rates increased in the latest period. Investors should treat these as neighborhood-level signals rather than block-specific conditions and monitor ongoing trends when assessing retention and operating practices.
Proximity to a diverse employment base supports renter demand and commute convenience, led by manufacturing, homebuilding headquarters, packaging, video game retail headquarters, and a major airline headquarters.
- Parker Hannifin Corporation — manufacturing (0.8 miles)
- D.R. Horton — homebuilding (3.5 miles) — HQ
- Ball Metal Beverage Packaging — packaging (9.3 miles)
- Gamestop — video game retail (19.7 miles) — HQ
- American Airlines Group — airline (20.0 miles) — HQ
This 80-unit property at 4600 Barbara Rd offers a practical blend of stability and upside. Neighborhood occupancy trends run above metro medians, supporting day-one durability, and rent-to-income levels suggest manageable affordability pressure that can aid renewal rates. Built in 1985, the asset is newer than the area’s average vintage, positioning it well against older competitors while leaving scope for targeted renovations to lift effective rents and broaden appeal. According to CRE market data from WDSuite, the surrounding 3-mile area shows household growth alongside smaller average household sizes, which typically expands the renter pool and supports steady leasing.
Local amenity access aligns with workforce housing demand—groceries, pharmacies, and restaurants are accessible—though limited parks and cafes and lower average school ratings temper family-oriented appeal. Overall, the location’s employment reach and livability mix can underpin occupancy and cash flow, with value-add execution and disciplined lease management as the primary levers.
- Neighborhood occupancy trends above metro medians support stability
- 1985 vintage is newer than local stock, enabling value-add modernization
- 3-mile household growth and smaller household sizes expand the renter pool
- Amenity access (grocery/pharmacy/restaurants) supports everyday livability for tenants
- Risks: recent violent-crime uptick, weaker school ratings, and limited parks/cafes