| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 78th | Best |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 101 Watermere Dr, Southlake, TX, 76092, US |
| Region / Metro | Southlake |
| Year of Construction | 2008 |
| Units | 92 |
| Transaction Date | 2012-03-09 |
| Transaction Price | $23,500,000 |
| Buyer | ESB Southlake Owner VI LP |
| Seller | Southlake Care Group LP |
101 Watermere Dr Southlake TX Multifamily Investment
High neighborhood occupancy supports income stability, and elevated home values indicate sustained renter reliance at the upper end of the market, according to WDSuite s CRE market data.
Located in Southlake within the Fort Worth–Arlington–Grapevine metro, the neighborhood rates A+ and ranks 15 out of 561 metro neighborhoods, indicating competitive fundamentals among local peers. Neighborhood occupancy is in the top decile nationally, supporting steady cash flow and lower downtime risk for comparable properties (this refers to neighborhood occupancy, not this asset s current performance).
The area skews strongly owner-occupied, with a low share of renter-occupied housing units. For multifamily investors, that implies a thinner but higher-income renter pool, where leasing stability is often supported by “renters by choice.” The rent-to-income ratio trends suggest headroom for pricing power and measured renewal strategies, while the high-cost ownership market can sustain rental demand among residents prioritizing flexibility.
Schools in the neighborhood average roughly 4.0 out of 5 and rank 35 of 561, placing education quality in the top quartile locally. Amenities are competitive among Fort Worth–Arlington–Grapevine neighborhoods, with access to parks, groceries, and childcare above national medians. These factors typically aid retention and broaden the appeal to professional households.
Demographic statistics aggregated within a 3-mile radius show household counts increasing over the past five years, even as average household size edged down. Looking forward, forecasts point to additional household growth, which should expand the local tenant base and support occupancy resilience. The property s 2008 vintage is slightly newer than the neighborhood average, offering relative competitiveness versus older stock; investors should still plan for mid-life systems updates or selective renovations as part of capital planning. This submarket context aligns with multifamily property research that prioritizes affluent renter demand, income depth, and school-driven stability.
Safety indicators are mixed when compared with regional and national benchmarks. The neighborhood s crime rank sits around the metro median (301 out of 561 Fort Worth–Arlington–Grapevine neighborhoods), while national percentiles indicate conditions below the national median for overall safety. In practical terms, this suggests investors should underwrite typical risk controls rather than best-in-class assumptions.
Recent estimates show property offense levels near national midrange and a noted year-over-year uptick in violent offense estimates. While these figures can fluctuate, investors may want to monitor trend direction and emphasize on-site measures (lighting, access control, and visibility) and resident engagement to support leasing and retention.
- Gamestop corporate offices (6.6 miles) HQ
- Stryker corporate offices (9.1 miles)
- American Airlines Group corporate offices (11.2 miles) HQ
- Express Scripts corporate offices (11.8 miles)
- Michaels Cos. corporate offices (12.1 miles) HQ
A diversified corporate presence within 7–12 miles supports commuter convenience and can bolster leasing velocity for higher-income renters working in corporate roles, including headquarters operations for technology retail, airlines, and consumer goods.
101 Watermere Dr sits within a top-tier Southlake neighborhood where occupancy is near the top decile nationally and household incomes are among the highest in the metro, supporting rent durability and renewal leverage. The area s owner-heavy housing stock implies a smaller, higher-income renter base; paired with elevated ownership costs, this typically reinforces demand for quality multifamily. According to CRE market data from WDSuite, neighborhood rent-to-income dynamics indicate room for disciplined pricing without overreliance on concessions.
Built in 2008, the asset is slightly newer than the local average, positioning it competitively versus older inventory while warranting mid-cycle capital planning for systems and selective upgrades. Proximity to multiple headquarters and major employers within a 7–12 mile commute further supports tenant retention and leasing stability, even as investors should remain attentive to safety trend volatility and the thinner renter pool characteristic of predominantly owner-occupied suburbs.
- Top-decile neighborhood occupancy supports stable income and limited downtime risk
- High-income, owner-heavy area sustains renter-by-choice demand and renewal leverage
- 2008 vintage offers competitive positioning with manageable mid-life capex planning
- Access to nearby corporate headquarters strengthens leasing and retention potential
- Risks: thinner renter concentration and mixed safety trends warrant conservative underwriting