| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Good |
| Demographics | 58th | Good |
| Amenities | 56th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2521 Wolford St, McKinney, TX, 75071, US |
| Region / Metro | McKinney |
| Year of Construction | 1983 |
| Units | 68 |
| Transaction Date | 2008-07-01 |
| Transaction Price | $3,000,000 |
| Buyer | FISHER GRANTOR |
| Seller | ESPINOZA ENGH YVETTE |
2521 Wolford St, McKinney TX Value-Add Multifamily
Positioned in an Inner Suburb pocket that is competitive within the Dallas–Plano–Irving metro, the asset benefits from steady renter demand and strong amenity access, according to WDSuite’s CRE market data. Neighborhood occupancy trends and incomes suggest manageable affordability that can support retention while leaving room for targeted renovations.
The neighborhood carries an A- rating and ranks 196 out of 1,108 in the Dallas–Plano–Irving metro, making it competitive among Dallas–Plano–Irving neighborhoods. It functions as an Inner Suburb with a broad consumer base and convenient access to daily needs, which tends to support multifamily leasing.
Amenity access is a local strength. Grocery availability ranks 92 of 1,108 (top quartile nationally), and cafés also score well (rank 186 of 1,108; high national percentile). Pharmacy density is similarly favorable. These fundamentals help stabilize day-to-day demand drivers for renters and can aid leasing velocity relative to more amenity-light submarkets.
Schools average roughly 3.0 out of 5 (above the national midpoint), adding family-friendly appeal without commanding premium school-driven rents. Neighborhood occupancy sits below the national midpoint, but the area’s renter concentration provides depth to the tenant base: about 34.7% of housing units are renter-occupied at the neighborhood level, and roughly 41% within a 3-mile radius. Median household incomes are above national norms, which can support rent collections and reduce turnover risk.
Within a 3-mile radius, recent population growth and a projected increase in households point to a larger tenant base ahead, even as average household size trends lower. For investors, that combination typically supports occupancy stability and diversified demand across unit types.
The property’s 1983 vintage is older than the neighborhood’s average construction year (1997). That age profile suggests near- to medium-term capital planning and value-add potential through targeted interior updates, common-area improvements, and systems modernization to better compete with newer stock.
Home values in the area are elevated relative to many U.S. neighborhoods, while rent-to-income ratios remain manageable. In practice, a high-cost ownership market tends to sustain reliance on rental housing, supporting pricing power for well-positioned communities without overextending resident affordability.
Safety indicators in this neighborhood trail national averages, with ranks that place it below the metro midpoint and national percentiles that are on the lower side for safety. Compared with many U.S. neighborhoods, this area reports higher relative crime levels, which warrants prudent underwriting for security measures and loss assumptions.
Recent year-over-year readings indicate increases in both property and violent offenses. For investors, this argues for enhanced on-site management practices, lighting and access controls, and potential partnerships with local law enforcement to support resident confidence and retention.
Proximity to major employers underpins local renter demand, with a mix of defense/aerospace, telecommunications infrastructure, and corporate headquarters supporting diverse incomes and commute convenience. The list below reflects nearby anchors most relevant to workforce housing dynamics.
- Raytheon Company — defense & aerospace (1.0 miles)
- AT&T Datacenter — telecommunications data center (7.6 miles)
- Dr Pepper Snapple Group — beverages (12.6 miles) — HQ
- Alliance Data Systems — marketing & data-driven services (13.2 miles) — HQ
- J.C. Penney — retail (13.5 miles) — HQ
2521 Wolford St offers a classic value-add profile: a 1983 asset in a competitive Inner Suburb location with strong daily-needs access and a diversified employment base. Renter demand is supported by above-average household incomes and a sizeable renter-occupied share nearby, while amenity depth (groceries, cafés, pharmacies) underpins leasing velocity relative to amenity-light areas. Based on commercial real estate analysis from WDSuite, neighborhood occupancy trends sit below national midpoints, but manageable rent-to-income levels and growing household counts within 3 miles support occupancy stability with disciplined lease management.
The vintage implies scope for targeted renovations and systems upgrades to close the gap with younger product. Looking ahead, population growth and a projected increase in households within 3 miles point to a larger tenant base and potential rent growth, provided the property is competitively positioned. Investors should underwrite prudent security enhancements and ongoing capex to address aging components and local safety dynamics.
- Competitive Inner Suburb location with top-quartile amenity access buoying leasing
- 1983 vintage supports a clear value-add plan through unit and systems upgrades
- Household growth and diversified employment base expand the renter pool within 3 miles
- Manageable rent-to-income levels support retention with disciplined pricing
- Risks: below-midpoint safety metrics and older systems require capex and active management