| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 85th | Best |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14833 Spring Creek Rd, Dallas, TX, 75248, US |
| Region / Metro | Dallas |
| Year of Construction | 1978 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14833 Spring Creek Rd, Dallas Multifamily Investment
Neighborhood occupancy trends sit in the mid-90s with strong household incomes and a high-cost ownership market supporting renter demand, according to WDSuite’s CRE market data. For investors, that combination points to stable leasing fundamentals with room to compete on product quality rather than concessions.
The property sits in an Inner Suburb location with an A neighborhood rating, ranking 126 out of 1,108 Dallas–Plano–Irving metro neighborhoods — a top quartile position that signals durable fundamentals for multifamily. Rents in the surrounding neighborhood track in the upper tier nationally, while neighborhood occupancy is in the top third nationally, indicating balanced supply-demand conditions that can support steady absorption and renewals.
Local livability leans toward everyday convenience: grocery and pharmacy access rates above national averages, while restaurants are competitive for the metro. Parks and cafés are sparser, which places a premium on on-site amenities for resident satisfaction. Schools score at the top of the metro (ranked 1 of 1,108) and in the highest national percentile, a differentiator for retention among households prioritizing education.
Construction year averages skew early-1980s; this asset’s 1978 vintage is slightly older than neighborhood norms, which points to capital planning for systems and common areas. For investors, that also creates scope for targeted value-add to defend rents against newer comparables.
Within a 3-mile radius, demographics show a sizable renter-occupied share and high-income households, with forecast growth in households and smaller average household sizes — a setup that expands the tenant base and can support occupancy stability. Elevated home values in the immediate neighborhood reinforce reliance on multifamily housing, which can aid lease retention and measured pricing power.
Neighborhood safety indicators are competitive among Dallas neighborhoods, with crime measures performing better than much of the metro (ranked 139 of 1,108). Compared with neighborhoods nationwide, the area sits above the median for safety. Recent trends show year-over-year declines in both property and violent offenses, which supports long-term leasing stability without overstating block-level conditions.
Proximity to major employers supports a steady workforce renter base and convenient commutes, led by semiconductor and defense-adjacent offices. Nearby anchors include Texas Instruments, Texas Instruments South Campus, General Dynamics, Thermo Fisher Scientific, and Raytheon.
- Texas Instruments — semiconductors R&D and corporate (3.0 miles) — HQ
- Texas Instruments South Campus — semiconductors operations (3.0 miles)
- General Dynamics — defense & aerospace offices (4.3 miles)
- Thermo Fisher Scientific — life sciences (4.3 miles)
- Raytheon — defense & aerospace (5.9 miles)
Built in 1978, this 72-unit asset offers a modest vintage discount versus early-1980s neighborhood stock, creating a practical value-add path through systems upgrades and amenity refreshes. Neighborhood occupancy trends remain in the mid-90s and rents benchmark in the upper national tier; according to CRE market data from WDSuite, elevated local home values and high incomes underpin renter demand, supporting retention and measured rent growth rather than concession-driven leasing.
Within a 3-mile radius, households are projected to increase while average household size edges lower, pointing to a larger tenant base and continued depth for multifamily. Strong school performance and access to daily-needs retail add to renter stickiness. Key risks include ongoing capital expenditure needs associated with the 1970s vintage and relatively limited park/café density, which places more weight on property-level amenities.
- Mid-90s neighborhood occupancy and upper-tier rents support stable cash flow potential
- 1978 vintage offers targeted value-add upside through systems and amenity upgrades
- High-cost ownership environment reinforces renter reliance and aids lease retention
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: aging building capex and lighter park/café density require stronger on-site amenity programming