| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 71st | Good |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14145 Noel Rd, Dallas, TX, 75254, US |
| Region / Metro | Dallas |
| Year of Construction | 2012 |
| Units | 99 |
| Transaction Date | 2021-03-30 |
| Transaction Price | $55,531,300 |
| Buyer | S2 CAPITAL ACQUISITIONS |
| Seller | AMERC SAN RAPHAEL LLC |
14145 Noel Rd Dallas Multifamily Investment Opportunity
Built in 2012, this asset competes well against an older local stock while drawing from a deep renter-occupied base, according to WDSuite’s CRE market data. Neighborhood occupancy trends are softer, so the thesis centers on renter demand depth and location convenience rather than lease-up momentum.
The property sits in Dallas’s Urban Core (neighborhood rating: B), where restaurants and daily-needs retail are a clear strength. Restaurant density ranks among the top quartile nationally, and grocery access is competitive (96th percentile), supporting resident convenience and lease retention for workforce and professional tenants, based on CRE market data from WDSuite.
Vintage matters for competitiveness: the average neighborhood construction year is 1982, whereas this propertys 2012 delivery positions it as newer than much of the surrounding stock. That profile can reduce near-term capital planning on exteriors and common areas while offering value-add angles via unit finishes or amenities over time.
Tenure data points to a high renter concentration (renter-occupied share is well above national norms), which typically broadens the tenant base and supports demand through cycles. Neighborhood occupancy is currently below national medians and has eased in recent years; investors should underwrite conservative lease-up/renewal assumptions and emphasize operations and marketing to capture share from older competitors.
Within a 3-mile radius, households have grown modestly in recent years despite flat population counts, indicating smaller household sizes and a gradual expansion of the renter pool. Forward-looking projections in WDSuite indicate rising household counts and incomes through the mid‑term, which can support rent growth and occupancy stability if operators align amenities and pricing with local affordability. School quality trends near metro norms (average rating around the middle of the pack), which is adequate for broad renter segments but not a primary demand driver.
Ownership costs in the area are moderate relative to large coastal markets, which can create some competition from entry-level ownership; however, rent-to-income metrics suggest manageable affordability pressure, aiding renewal strategies and pricing discipline when paired with thoughtful unit upgrades.
Safety indicators for the neighborhood are around the national middle, with overall crime measures near the 50th percentile and violent and property offenses tracking below the national median. Recent trend data from WDSuite shows year‑over‑year declines in both violent and property offenses, which is constructive for resident retention and asset perception, though conditions can vary block to block.
Investors typically mitigate neighborhood variability through lighting, access control, and on-site presence, and by aligning target renter segments with the locations commute and amenity strengths. As always, compare micro‑location patterns to other Dallas submarkets during due diligence rather than relying solely on high-level indices.
The location draws from a diversified employment base anchored by semiconductors, energy infrastructure, retail operations, and technology services, supporting commuter convenience and a broad renter pool.
- Texas Instruments semiconductors (4.1 miles) HQ
- Texas Instruments South Campus semiconductors (4.3 miles)
- Energy Transfer Equity energy infrastructure (5.5 miles) HQ
- Costco Regional Office retail regional office (5.8 miles)
- IBM Dallas Metroplex technology services (6.7 miles)
This 99‑unit, 2012‑built community offers a favorable competitive position versus an older Urban Core peer set, with strong restaurant and grocery access and a large renter-occupied housing base. Neighborhood occupancy has trailed broader benchmarks, so the thesis leans on operational execution, location convenience, and targeted upgrades to win share from legacy assets.
Within a 3‑mile radius, household counts have edged higher and are projected to rise further, indicating a larger tenant base over the medium term. According to CRE market data from WDSuite, incomes are trending up locally while rent levels remain within manageable rent‑to‑income bands, which can support renewal rates and measured pricing power as amenities and unit quality are optimized.
- Newer 2012 vintage relative to the neighborhood average, with potential to command a quality premium while timing capital items prudently.
- High renter concentration supports tenant depth and leasing durability across cycles.
- Amenity-rich setting (notably restaurants and grocery) enhances day‑to‑day livability and retention.
- Nearby employers in semiconductors, energy, retail, and technology provide diverse demand drivers.
- Risk: Neighborhood occupancy trends are softer; underwriting should assume conservative lease‑up/renewals and emphasize active management.