| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 92nd | Best |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3838 Rawlins St, Dallas, TX, 75219, US |
| Region / Metro | Dallas |
| Year of Construction | 1985 |
| Units | 55 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3838 Rawlins St Dallas Multifamily Investment Opportunity
High renter concentration and amenity density in this Urban Core location support a deep tenant base, according to WDSuite’s CRE market data. Neighborhood occupancy trends warrant active leasing strategy, but demand drivers remain durable.
Located in Dallas’s Urban Core, the neighborhood surrounding 3838 Rawlins St rates A+ and is competitive among Dallas-Plano-Irving neighborhoods (ranked 11 out of 1,108). Amenity access is a clear strength: restaurant density sits in the 99th percentile nationally (rank 4 of 1,108 metro neighborhoods), with grocery, parks, and pharmacies each around the mid-to-high 90s nationally—factors that typically support renter retention and leasing velocity.
Renter demand looks resilient. The share of housing units that are renter-occupied is high at the neighborhood level (73.2%), indicating a deep tenant pool. While neighborhood occupancy is softer (86.5% and below national median), median contract rents benchmark in a high national percentile with steady 5-year gains, suggesting pricing power where assets are well-managed. Elevated home values relative to incomes point to a high-cost ownership market, which can sustain reliance on multifamily housing and support renewal rates.
Within a 3-mile radius, demographics indicate a growing and affluent renter pool: households increased over the past five years and are projected to expand further, with smaller average household sizes that typically favor multifamily demand. Income levels are strong and rising, and median asking rents in the radius have advanced, reinforcing the area’s ability to support quality assets. These dynamics align with investor expectations for stable absorption and reinforce underwriting assumptions grounded in multifamily property research from WDSuite.
Vintage matters here. The property’s 1985 construction is slightly older than the neighborhood’s average vintage (1989), implying potential value-add through targeted renovations and systems upgrades to compete against newer stock. Thoughtful capital planning can help capture the area’s rent ceiling while addressing modernization needs.
Safety trends are mixed at the neighborhood level. Compared with neighborhoods nationwide, the area sits below average for safety (overall crime around the 28th national percentile), and it ranks 789 out of 1,108 Dallas-Plano-Irving neighborhoods. Violent offense rates benchmark low nationally (around the 9th percentile), though recent year-over-year changes show some improvement. Property offenses track weaker (near the low teens nationally) with a modest uptick in the latest year.
For investors, this translates to standard urban-core risk management considerations: emphasize lighting, access controls, and resident engagement, and reflect conditions in operating budgets and leasing strategies. Comparable inner-core submarkets often trade these risks for proximity and demand depth; underwriting should calibrate to recent trendlines rather than block-level assumptions.
Proximity to major corporate employers supports weekday traffic, commute convenience, and a diversified renter base. Nearby anchors include Energy Transfer, Dean Foods, HollyFrontier, Tenet Healthcare, and Builders FirstSource.
- Energy Transfer — energy infrastructure offices (0.3 miles)
- Dean Foods — corporate offices (1.0 miles) — HQ
- Hollyfrontier — energy & refining offices (1.2 miles) — HQ
- Tenet Healthcare — healthcare services HQ (1.9 miles) — HQ
- Builders Firstsource — building materials corporate offices (1.9 miles) — HQ
3838 Rawlins St offers 55 units in a high-performing Urban Core neighborhood where amenity access, income depth, and a large renter-occupied share underpin durable demand. Although neighborhood occupancy trends are softer than national norms, rent benchmarks and home values indicate a high-cost ownership market that supports continued reliance on multifamily rentals. Based on CRE market data from WDSuite, the location ranks near the top locally for overall neighborhood quality and amenities, reinforcing prospects for retention where assets are well-positioned.
The 1985 vintage is slightly older than the local average, creating a straightforward value-add path: targeted interior updates and system refreshes can help close the competitive gap with newer product and capture in-place rent potential. Near-term execution should emphasize leasing discipline and asset security, while long-term fundamentals—growing households within a 3-mile radius and strong employer adjacency—support stable absorption.
- Amenity-rich A+ neighborhood with top-tier dining, parks, and daily needs supporting retention
- Deep renter-occupied share and rising incomes point to a durable tenant base
- 1985 vintage offers value-add opportunity to compete with newer stock
- Close to multiple corporate anchors, reinforcing weekday demand and lease stability
- Risks: softer neighborhood occupancy and urban-core safety require active management and underwriting discipline