| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 16th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2850 Clydedale Dr, Dallas, TX, 75220, US |
| Region / Metro | Dallas |
| Year of Construction | 1974 |
| Units | 71 |
| Transaction Date | 2007-06-25 |
| Transaction Price | $2,000,000 |
| Buyer | DALLAS VILLA ENCANTO APARTMENTS LLC |
| Seller | OCF LLC |
2850 Clydedale Dr Dallas Multifamily Investment
Deep renter base and strong everyday amenities support demand; according to WDSuite’s CRE market data, neighborhood occupancy trends are softer than metro norms, positioning this 1970s asset for value-add execution and disciplined leasing.
Located in an inner-suburb pocket of Dallas with a neighborhood rating of C, the area ranks 789 out of 1,108 metro neighborhoods, placing it below the metro median on broad fundamentals. However, daily convenience is a relative strength: grocery, restaurant, pharmacy, and cafe density sit in high national percentiles (groceries and pharmacies around the 99th and 97th percentiles, cafes near the 97th, restaurants near the 95th), indicating strong access to necessities and dining options compared to neighborhoods nationwide, based on CRE market data from WDSuite.
Neighborhood occupancy is reported at 86.3% and ranks in the lower tiers locally (around the 32nd percentile nationally), suggesting lease-up and retention will hinge on active management and competitive positioning. By contrast, the share of housing units that are renter-occupied is very high at the neighborhood level (top-end nationally), signaling a deep tenant base and sustained multifamily relevance for this location.
Within a 3-mile radius, demographics show a nuanced setup for demand. Over the last five years, households increased even as population edged down, and forecasts point to further household growth alongside smaller average household sizes. For investors, this pattern expands the pool of renting households and can support occupancy stability when paired with appropriate unit mixes and pricing.
The property’s 1974 vintage is slightly older than the neighborhood’s average construction year (1977). That age profile often implies capital planning for building systems and presents value-add or renovation upside to sharpen competitive positioning versus newer stock while targeting rent-ready finishes aligned to local affordability.
School quality signals are limited at the neighborhood level, and park and childcare access measure low locally. These factors may temper appeal for some family renters, but strong retail and service amenity coverage nearby partially offsets for many workforce households.
Safety indicators are mixed and should be evaluated against specific operational plans. Neighborhood crime sits below the national average for safety (around the 36th percentile nationally), placing it below the metro median compared with other Dallas-Plano-Irving neighborhoods (1,108 total). Recent trends show property offenses declining year over year, while violent offense rates have been roughly flat, according to WDSuite’s CRE market data. Conditions can vary street to street, so investors typically incorporate security measures, lighting, and community engagement when underwriting.
- Southwest Airlines — airlines HQ operations (1.2 miles) — HQ
- Xerox — business services (1.5 miles)
- Energy Transfer Equity — energy infrastructure (4.0 miles) — HQ
- Celanese — chemicals (4.1 miles) — HQ
- Kimberly-Clark — consumer products (4.4 miles) — HQ
Proximity to major corporate offices supports a sizable renter pool and helps retention through commute convenience, with nearby roles spanning airlines, diversified corporates, and energy headquarters.
This 71-unit, 1974-vintage asset sits in a renter-heavy Dallas neighborhood where amenity access is a clear strength but occupancy runs below metro averages. Based on commercial real estate analysis from WDSuite, the surrounding area offers exceptional density of daily needs retailers and services, while the 3-mile radius shows rising household counts and smaller household sizes ahead — dynamics that can expand the tenant base and support leasing velocity with the right unit finishes and management cadence.
The vintage suggests near- to medium-term capital planning and targeted renovations can unlock value-add upside. High neighborhood renter concentration underpins demand resilience, and nearby blue-chip employers add depth to the workforce tenant pool. Key risks include below-average neighborhood safety metrics and softer neighborhood occupancy, requiring disciplined underwriting, enhanced property operations, and prudent rent-setting.
- High renter-occupied share locally supports a deep tenant base and leasing durability.
- Exceptional access to groceries, dining, and services enhances resident convenience and retention.
- 1974 vintage offers value-add and systems-upgrade upside to improve competitive posture.
- Nearby corporate employers broaden workforce demand and reduce commute friction.
- Risks: below-metro occupancy and safety metrics require active management, security measures, and conservative underwriting.