| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 17th | Poor |
| Amenities | 11th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12904 Elam Rd, Balch Springs, TX, 75180, US |
| Region / Metro | Balch Springs |
| Year of Construction | 1984 |
| Units | 32 |
| Transaction Date | 2007-04-27 |
| Transaction Price | $1,143,800 |
| Buyer | TW ELAM TOWNHOMES LLC |
| Seller | ELAM TOWN HOMES LLC |
12904 Elam Rd, Balch Springs TX — 32-Unit Value-Add Multifamily
Stabilized renter demand and a 1984 vintage point to renovation-driven upside, according to WDSuite’s CRE market data. Neighborhood fundamentals indicate accessible rents where practical upgrades can support retention.
Positioned in an inner-suburban pocket of the Dallas–Plano–Irving metro, the area around 12904 Elam Rd emphasizes everyday convenience over lifestyle amenities. Grocery access lands in the upper tier nationally, while cafes, parks, and pharmacies are sparse—an amenity mix aligned with workforce renters prioritizing value and commute efficiency.
The neighborhood’s average construction year trends newer (around 2000), making this 1984 asset modestly older with scope for value-add through interior updates and selective systems modernization. Neighborhood occupancy (measured for the neighborhood, not the property) is moderate, suggesting competitive leasing conditions where targeted upgrades and disciplined operations can capture share.
Within a 3-mile radius, population has grown with further increases expected; household counts are rising faster than population, indicating smaller average household sizes and a larger tenant base for multifamily. Renter-occupied housing comprises roughly one-third of units locally, reinforcing depth for leasing and renewals.
Home values track near the national mid-range, and the neighborhood rent-to-income profile indicates manageable affordability pressure—supportive of retention and steady absorption rather than aggressive rent pushing. These dynamics point to a rent-focused strategy with selective capital improvements, based on CRE market data from WDSuite.
Neighborhood safety signals are mixed but comparatively constructive versus national benchmarks. Property offense indicators sit in a stronger relative position (roughly top quintile nationally), while violent offense measures track closer to the national midpoint.
Recent directionality is favorable: estimated property offenses declined year over year, which can support resident retention and collections stability. As with other inner-suburban Dallas locations, conditions vary by micro-area and management practices; investors typically underwrite for ongoing monitoring and practical measures such as lighting, visibility, and access control.
A cluster of major corporate offices within roughly 12–16 miles supports commuter convenience and a stable renter base for nearby multifamily, including roles across telecom, building materials, engineering, homebuilding, and healthcare.
- AT&T — corporate offices (12.0 miles) — HQ
- Builders Firstsource — corporate offices (12.0 miles) — HQ
- Jacobs Engineering Group — corporate offices (12.1 miles) — HQ
- D.R. Horton, America's Builder — corporate offices (12.2 miles)
- Tenet Healthcare — corporate offices (12.3 miles) — HQ
This 32-unit property built in 1984 presents a clear value-add path in a practical, workforce-oriented corridor of Balch Springs. The amenity-light neighborhood and manageable rent-to-income readings (measured for the neighborhood) suggest steady renter demand and room for measured improvements. According to commercial real estate analysis from WDSuite, household growth within 3 miles is expanding the renter pool, supporting occupancy stability as upgraded units are delivered.
Relative to the neighborhood’s newer average vintage, targeted interior updates and selective building-systems work can improve competitive positioning without overcapitalizing. Access to multiple Dallas corporate hubs within a commutable range supports leasing depth, while moderate neighborhood occupancy and older physical systems warrant conservative underwriting and proactive management.
- Expanding 3-mile household counts point to a larger tenant base and support for occupancy.
- 1984 vintage offers identifiable value-add levers via unit finishes and targeted systems upgrades.
- Neighborhood rent-to-income profile favors retention with scope for measured rent steps post-renovation.
- Commutable reach to major Dallas employers underpins demand and leasing stability.
- Risks: amenity-light submarket, moderate neighborhood occupancy, and aging systems—necessitate disciplined capex and operational execution.