| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 92nd | Best |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4111 Fairmount St, Dallas, TX, 75219, US |
| Region / Metro | Dallas |
| Year of Construction | 2013 |
| Units | 23 |
| Transaction Date | 2024-08-27 |
| Transaction Price | $57,676,780 |
| Buyer | RPM-FCA FAIRMOUNT OWNER LLC |
| Seller | BEHRINGER HARVARD FAIRMOUNT PROJECT OWNE |
4111 Fairmount St Dallas Urban-Core Multifamily Opportunity
Renter concentration is high at the neighborhood level with strong amenity access, supporting depth of demand and leasing durability, according to WDSuites CRE market data. While occupancy for the neighborhood is mid-80s, the locations service density and income profile can help stabilize performance over a hold.
Situated in Dallass Urban Core, the neighborhood ranks 11th of 1,108 metro neighborhoods (A+ rating), placing it in the top quartile locally. Amenity access is a clear strength: restaurants and daily-needs retail are dense, with neighborhood amenity metrics in the upper national percentiles. That combination tends to support leasing velocity and resident retention for professionally managed multifamily.
The area scores top quartile nationally for restaurants and is above the metro median for cafes and groceries, with parks and pharmacies also near the top of national distributions. Average school ratings trend above national medians. For investors, this package of convenience and services typically underpins steady interest from renters seeking proximity to jobs and nightlife.
At the neighborhood level, renter-occupied share is elevated (roughly three-quarters of units), indicating a deep tenant base for multifamily. However, the neighborhoods occupancy rate sits below national medians and has eased modestly over five years, suggesting more competitive lease-up conditions and the need for active revenue management. Home values are elevated for the metro, which can reinforce renter reliance on multifamily housing and support pricing power when managed carefully.
The propertys 2013 vintage is newer than the neighborhoods average construction year (late 1980s). That positioning can enhance competitiveness against older stock, while investors should still plan for mid-life system updates and selective modernization to maintain rent premiums.
Within a 3-mile radius, demographics point to a larger tenant base over time: recent population and household growth has been solid with forecasts indicating further increases, smaller average household sizes, and an income mix that skews toward higher-earning segments. These trends support demand for urban apartments and can help sustain occupancy and rent levels relative to broader metro conditions.
Safety indicators for the neighborhood trend below national averages, and crime ranks weaker relative to many Dallas-Plano-Irving neighborhoods. In national terms, the area does not fall into top safety percentiles; investors should underwrite with prudent security measures and resident experience initiatives.
There are some improving signals: recent data show year-over-year declines in violent offenses, according to CRE market data from WDSuite. Even so, the submarket remains more exposed than top-quartile neighborhoods nationally, so assumptions should reflect enhanced operating practices and potential insurance cost sensitivity.
Proximity to major corporate offices supports renter demand from professionals seeking short commutes, with concentrations in energy, healthcare, and engineering present nearby.
- Energy Transfer corporate offices (0.9 miles)
- Hollyfrontier corporate offices (1.02 miles) HQ
- Dean Foods corporate offices (1.43 miles) HQ
- Tenet Healthcare healthcare services (1.76 miles) HQ
- Jacobs Engineering Group engineering & professional services (1.92 miles) HQ
4111 Fairmount St sits in a top-ranked Urban Core neighborhood where amenity density, high renter concentration, and elevated home values support a deep tenant base and potential pricing power. According to CRE market data from WDSuite, neighborhood occupancy is below national medians, pointing to a competitive leasing environment that rewards strong operations, targeted upgrades, and disciplined concessions management.
The 2013 construction is newer than the local average, positioning the asset favorably versus older stock while still warranting mid-life capital planning to preserve competitiveness. Within a 3-mile radius, population and household growth, smaller household sizes, and an affluent income mix indicate ongoing renter pool expansion, which can help support stabilization and rent growth in line with urban Dallas trends.
- Urban-core location with top-quartile neighborhood standing and dense amenities that support leasing velocity
- High renter-occupied share at the neighborhood level indicates depth of demand for multifamily units
- 2013 vintage offers competitive positioning versus older local stock with targeted modernization potential
- Nearby corporate employment nodes support professional renter demand and retention
- Risks: neighborhood crime sits below national safety percentiles and occupancy is under metro highs underwrite for security, insurance, and lease-up competitiveness