| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 53rd | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3230 Daniel Ave, Dallas, TX, 75205, US |
| Region / Metro | Dallas |
| Year of Construction | 2011 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3230 Daniel Ave, Dallas TX Multifamily Investment
Situated in Dallas s Urban Core, the asset benefits from a deep renter base and strong neighborhood amenities, according to WDSuite s commercial real estate analysis. Elevated ownership costs in the area support sustained multifamily demand and potential lease retention.
This Urban Core neighborhood scores an A and ranks 138 out of 1,108 metro neighborhoods, positioning it above the metro median with strong lifestyle fundamentals that support tenant appeal. Dining and daily-needs access are a clear strength: restaurant density sits in the 98th percentile nationally, cafes in the 97th, groceries in the 91st, and parks in the 97th, creating convenience that tends to aid leasing velocity and renewal probability.
The typical housing stock in the neighborhood skews older (average vintage 1974), while this property s 2011 construction offers newer systems and finishes relative to much of the local competition a competitive advantage that can reduce near-term capital needs or enable selective value-add. Neighborhood median contract rents benchmark in the upper tier nationally (87th percentile), signaling pricing power for well-located product, while a rent-to-income ratio near 28% indicates lower affordability pressure than many peer areas, which can support lease stability.
Tenure patterns reinforce multifamily demand: roughly two-thirds of housing units are renter-occupied (96th percentile nationally), pointing to a deep, durable tenant pool. At the same time, neighborhood occupancy has trended below national norms, suggesting that asset-specific execution on unit mix, finishes, and management will matter for capture and retention.
Within a 3-mile radius, demographics show modest recent population growth and a larger uptick in household counts, with forecasts pointing to further household expansion through 2028. Higher incomes are prevalent in the area, and educational attainment is notably strong (the neighborhood ranks at the top nationally for bachelor s degree share), both supportive of renter demand for professionally managed, well-located product. Elevated home values (90th percentile nationally) create a high-cost ownership market that tends to sustain reliance on rental housing, benefiting occupancy and renewal prospects for competitive assets. These dynamics are based on CRE market data from WDSuite.
Safety indicators in this neighborhood track weaker than many parts of the Dallas-Plano-Irving metro, with a crime rank of 612 out of 1,108 neighborhoods. Compared with neighborhoods nationwide, overall safety sits below the median, reflecting comparatively higher incident rates that investors should underwrite through management focus and security design.
Trendwise, WDSuite s CRE data shows property offenses declining year over year, which is a constructive signal, while violent-offense metrics remain below national percentiles. Framing risk at the neighborhood level rather than the block, prudent measures such as lighting, access control, and resident engagement can help support leasing and retention.
Proximity to major employers supports workforce access and leasing stability, with nearby corporate offices across energy, consumer goods, and building materials. The employers below anchor local job nodes within a roughly five-mile commute.
- Energy Transfer Equity energy infrastructure (1.66 miles) HQ
- Energy Transfer energy infrastructure (2.52 miles)
- Dean Foods consumer foods (2.89 miles) HQ
- Hollyfrontier energy & refining (3.87 miles) HQ
- Builders Firstsource building materials (4.31 miles) HQ
Built in 2011, the asset is newer than most nearby stock and positioned amid top-tier amenity access. A high renter-occupied share in the neighborhood signals a large tenant base, while elevated home values in the area point to a high-cost ownership market that tends to sustain rental demand. Within a 3-mile radius, households have grown and are projected to increase further by 2028, expanding the renter pool and supporting occupancy stability for competitive product. According to CRE market data from WDSuite, neighborhood rents benchmark in the upper tier nationally, and rent-to-income levels suggest manageable affordability pressure that can aid retention.
Key underwriting considerations include below-national-norm neighborhood occupancy and safety metrics that warrant focused operations and resident experience. Given the 2011 vintage, investors can prioritize selective updates and management execution to capture demand driven by proximity to major employers and the area s strong amenity fabric.
- Newer 2011 vintage versus older local stock supports competitiveness and moderates near-term capex.
- Deep renter base and high-cost ownership landscape reinforce multifamily demand and renewal potential.
- Strong amenity access and proximity to major employers aid leasing and retention.
- Neighborhood rents in the upper national tier with manageable rent-to-income underpin pricing power and stability.
- Risks: below-national-norm neighborhood occupancy and weaker safety metrics require operational focus and prudent security measures.