| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 16th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2911 Kendale Dr, Dallas, TX, 75220, US |
| Region / Metro | Dallas |
| Year of Construction | 1974 |
| Units | 80 |
| Transaction Date | 2025-08-27 |
| Transaction Price | $7,886,833 |
| Buyer | LAKEDALE OWNER LLC |
| Seller | DAVID YILMAZ LIVING TRUST |
2911 Kendale Dr Dallas Multifamily Value-Add
Neighborhood data points to deep renter demand and strong everyday convenience, according to CRE market data from WDSuite, while vintage positioning suggests clear avenues for operational and physical upgrades.
Located in an Inner Suburb of Dallas, the area combines high everyday convenience with a predominantly renter-occupied housing stock. Grocery access is especially strong, ranking 12th out of 1,108 metro neighborhoods and testing the top quartile nationally, and restaurant and cafe density also place in the top quartile nationwide. These amenities support lease retention and day-to-day appeal for workforce renters.
The neighborhood’s renter-occupied share is elevated (ranked 66th of 1,108; top-tier nationally), signaling a deep tenant base for multifamily operators. By contrast, measured neighborhood occupancy is below the metro median, suggesting room for operational improvements at the asset level to outperform local averages.
Property vintage skews slightly older than the area average (1974 vs. a 1977 neighborhood average), which points to potential value-add through unit renovations, building systems updates, and curb appeal improvements to sharpen competitive positioning against newer stock.
Within a 3-mile radius, household counts have grown and are projected to expand further over the next five years, even as population trends edge down modestly—indicating smaller household sizes and a broader count of households. This dynamic typically supports a larger tenant base and steadier leasing velocity. Rising household incomes in the 3-mile area, alongside upward-trending asking rents, underpin prospects for measured rent growth while necessitating thoughtful affordability management.
Trade-offs to note: park access and formal childcare options score low relative to the metro and nation, which may matter for certain family-oriented renter segments. Still, strong grocery, pharmacy, and dining coverage—each competitive among Dallas neighborhoods—helps sustain daily-needs convenience that supports renter satisfaction.
Safety indicators are mixed relative to the Dallas-Plano-Irving metro. The neighborhood’s overall crime standing is below metro average (ranked 611th out of 1,108), and national comparisons place it below the median. However, recent data show improvement trends: estimated property offenses declined year over year, and violent offense rates ticked modestly lower, according to WDSuite’s CRE market data.
For investors, the implication is operational: asset-level security measures and community engagement can be important differentiators in submarkets where reported crime stands below regional and national benchmarks. Monitoring trend direction and block-level dynamics during diligence remains prudent.
Proximity to major corporate offices and headquarters supports workforce housing demand and commute convenience for residents. Key nearby employers include airlines, technology and business services, and energy corporates noted below.
- Southwest Airlines — airline HQ operations (1.1 miles) — HQ
- Xerox — business services (1.5 miles)
- Energy Transfer Equity — energy infrastructure (3.9 miles) — HQ
- Celanese — chemicals (4.1 miles) — HQ
- Kimberly-Clark — consumer products (4.5 miles) — HQ
This 1974, 80-unit asset sits in a renter-heavy Dallas neighborhood with top-quartile national access to daily amenities, supporting retention and leasing. While neighborhood occupancy trends run below the metro median, the elevated renter concentration and strong employer base nearby create a wide demand funnel; targeted renovations and active management can help the property outperform local baselines. Based on CRE market data from WDSuite, the submarket’s daily-needs density and improving safety trendlines complement a value-add thesis.
Within a 3-mile radius, household counts have risen and are projected to expand further even as population growth moderates—indicating smaller household sizes and a broader pool of renter households. Coupled with rising household incomes and upward-trending asking rents, the backdrop supports measured rent growth potential and occupancy stability, provided operators manage affordability and execute renovations that resonate with the resident profile.
- Renter-heavy neighborhood and strong daily-needs access support deep tenant demand.
- 1974 vintage offers clear value-add potential through unit and systems updates.
- Nearby headquarters and corporate offices bolster leasing and retention.
- Household growth within 3 miles expands the renter pool, aiding occupancy stability.
- Risks: below-metro neighborhood occupancy and limited parks/childcare access require proactive management and resident programming.