| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Poor |
| Demographics | 76th | Best |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14665 Preston Rd, Dallas, TX, 75254, US |
| Region / Metro | Dallas |
| Year of Construction | 1997 |
| Units | 105 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14665 Preston Rd Dallas Multifamily Investment
Neighborhood renter demand is deep and occupancy has been steady at the submarket level, according to WDSuite’s CRE market data. Expect durable leasing supported by a strong amenity base and proximity to major employers.
Positioned in Dallas’s inner-suburb fabric, the property benefits from a neighborhood rated A and ranked 133 out of 1,108 metro neighborhoods — competitive among Dallas-Plano-Irving neighborhoods. The area’s restaurant density sits in the top quartile nationally, with cafes, groceries, parks, and pharmacies also testing well versus national peers, supporting daily convenience and resident retention.
The neighborhood’s housing stock skews older than the property: local average construction year is 1976, while this asset was built in 1997. Newer vintage relative to nearby stock can enhance leasing competitiveness, though investors should plan for typical mid-life system updates and modernization to maintain positioning.
Renter-occupied units account for a high share of neighborhood housing (near the top of the metro distribution), indicating a sizable tenant base that supports demand for multifamily units and helps stabilize occupancy through cycles. Neighborhood occupancy has hovered around the metro midpoint in recent years, and rising household incomes and rent levels suggest continued pricing power where unit quality and management execution are strong, based on CRE market data from WDSuite.
Within a 3-mile radius, demographics point to a larger, higher-income urban-suburban catchment. Over the past five years, households increased while average household size edged lower, and the median household income rose meaningfully; by 2028, forecasts call for additional population growth and a substantial increase in households, implying a larger tenant base and steady renter pool expansion. Forecast rents also rise within this radius, which bolsters underwriting assumptions for well-maintained assets. For multifamily property research, this combination of income growth, smaller households, and expected renter pool expansion supports durable absorption for quality product.
Ownership costs in the surrounding area remain moderate relative to some coastal metros. While that can introduce some competition from entry-level ownership, it also supports mobility and leasing velocity; with rent-to-income ratios roughly in the lower range locally, investors can manage renewal strategies with balanced pricing while monitoring affordability pressure at the margin.
Safety signals are mixed and should be evaluated comparatively rather than at a block level. The neighborhood’s crime rank sits nearer the lower half of the metro distribution (311 out of 1,108), suggesting conditions that warrant active property-level security and resident engagement compared with stronger-ranked Dallas submarkets. Nationally, overall crime benchmarks trend around the middle of the pack.
Recent momentum is constructive: estimated violent and property offense rates declined year over year, indicating improving trends that can support tenant retention when paired with on-site measures. Investors should underwrite modest security and lighting enhancements, along with community programming, to reinforce safety perception and resilience over the hold.
Proximity to major corporate offices underpins workforce housing demand and commute convenience, with a concentration in technology, energy, and industrial services. The employers below represent nearby drivers of white-collar and technical employment that can support leasing stability.
- Texas Instruments — semiconductors (3.7 miles) — HQ
- Texas Instruments South Campus — semiconductors (3.9 miles)
- Costco Regional Office — retail regional offices (5.5 miles)
- Energy Transfer Equity — energy infrastructure (5.9 miles) — HQ
- General Dynamics — defense & aerospace offices (6.1 miles)
This 105-unit, 1997-vintage asset benefits from a high-renter neighborhood with strong amenity access and proximity to notable employers, supporting leasing durability and depth of tenant demand. Relative to the area’s older stock, the property’s vintage offers a competitive edge, while still presenting value-add opportunities through targeted interiors, common-area refreshes, and efficiency upgrades.
Neighborhood occupancy trends sit near the metro midpoint, and within a 3-mile radius the outlook points to household growth and rising incomes, reinforcing a larger tenant base and potential pricing power for well-executed assets. According to commercial real estate analysis from WDSuite, the submarket’s rent levels and rent-to-income positioning suggest manageable affordability pressure, with ownership costs moderate enough to monitor as a potential competitor but not typically disruptive for quality multifamily.
- Newer-than-area vintage (1997) supports competitive positioning with targeted value-add upside
- High renter concentration locally implies a deep tenant base and resilient demand
- Amenity-rich inner-suburb location near major employers supports occupancy stability and retention
- Forecast household growth within 3 miles adds to leasing funnel and potential rent momentum
- Risks: safety ranking below metro leaders, moderate competition from entry-level ownership, and mid-life CapEx for systems and finishes