| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 33rd | Poor |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13259 Emily Rd, Dallas, TX, 75240, US |
| Region / Metro | Dallas |
| Year of Construction | 1980 |
| Units | 60 |
| Transaction Date | 2007-10-05 |
| Transaction Price | $3,550,000 |
| Buyer | THE EGYPTIAN BOYS LLC |
| Seller | AUTUMN BROOK APARTMENTS LTD |
13259 Emily Rd Dallas Multifamily in High-Renter Submarket
Neighborhood renter concentration is among the highest nationally, supporting a durable tenant base and steady lease-up potential according to WDSuite’s CRE market data.
Situated in an inner-suburb pocket of Dallas (neighborhood rating B-), the area ranks 643 out of 1,108 metro neighborhoods—roughly around the metro median—offering balanced fundamentals for multifamily investors. Neighborhood occupancy sits near the national middle, and the share of housing units that are renter-occupied is exceptionally high (99th percentile nationally), indicating deep demand for apartments and a broad tenant pool.
Within a 3-mile radius, households have been relatively stable while projections indicate an increase in households over the next five years, pointing to a larger tenant base and supporting occupancy stability. The local rent trajectory has advanced over the last five years, and forward-looking estimates suggest continued rent growth, which can underpin revenue management provided lease terms remain competitive.
Ownership costs in the neighborhood sit on the higher side relative to incomes (value-to-income ratio in the upper national percentiles), which reinforces renter reliance on multifamily housing. At the same time, a relatively high rent-to-income ratio signals affordability pressure for some renters; active renewal strategies and targeted concessions may be needed to sustain retention without materially impacting pricing power.
Everyday convenience is reasonable: restaurant density is strong (upper national percentiles), and grocery and pharmacy access are above average, though parks and cafes are limited. Average school ratings track well below national norms, which may tilt demand toward workforce and young professional segments rather than families; investors can position amenities and unit mixes accordingly. These dynamics are consistent with neighborhood-level performance patterns seen in WDSuite’s commercial real estate analysis for the Dallas-Plano-Irving metro.
Safety indicators for the neighborhood trend below national and metro averages, with violent crime levels ranking in the lower national percentiles. Within the Dallas-Plano-Irving metro, the neighborhood’s crime rank is in the less favorable half (out of 1,108 neighborhoods), indicating investors should underwrite with prudent security and operational controls.
Recent direction is constructive: both violent and property offenses have declined year over year, suggesting improving conditions. For underwriting, consider measures such as lighting, access control, and partnership with local patrols to support tenant retention and mitigate risk over the hold period.
Proximity to major employers in semiconductors, life sciences, defense, and energy underpins commuter convenience and supports multifamily leasing fundamentals in this submarket.
- Texas Instruments — semiconductors (1.3 miles) — HQ
- Texas Instruments South Campus — semiconductors (1.4 miles)
- Thermo Fisher Scientific — life sciences (4.5 miles)
- General Dynamics — defense & aerospace offices (4.8 miles)
- Energy Transfer Equity — energy infrastructure (5.2 miles) — HQ
This 60-unit asset in Dallas sits in a high-renter neighborhood where occupancy trends are near the national middle and the renter-occupied share is among the highest nationwide, supporting depth of demand and day-one leasing stability. According to CRE market data from WDSuite, the submarket benefits from strong restaurant, grocery, and pharmacy access, while proximity to major employment nodes in semiconductors, life sciences, defense, and energy bolsters weekday traffic and retention.
Near-term upside centers on operational execution: manage pricing against a comparatively high rent-to-income backdrop, emphasize convenience to nearby employers, and tailor finishes/amenities to a workforce and young professional renter mix. Forward-looking household growth within 3 miles suggests a gradually expanding tenant base that can support stabilized occupancy over a longer hold.
- Deep renter pool (top national percentile) supports leasing stability
- Proximity to major employers strengthens weekday demand and retention
- Neighborhood amenities are serviceable for daily needs, aiding tenant satisfaction
- Risk: Elevated rent-to-income ratios require disciplined renewal and concession strategy
- Risk: Safety and school ratings below averages call for enhanced security and targeted positioning