| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Good |
| Demographics | 88th | Best |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4220 Herschel Ave, Dallas, TX, 75219, US |
| Region / Metro | Dallas |
| Year of Construction | 2009 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4220 Herschel Ave Dallas Multifamily Investment Opportunity
2009 vintage in an Urban Core pocket where neighborhood occupancy and a strong 3-mile renter pool point to steady leasing, according to WDSuite’s CRE market data. Newer construction versus nearby 1980s stock supports competitive positioning while high-cost ownership dynamics reinforce renter reliance.
Located in Dallas’s Urban Core, the property sits in a neighborhood rated A and ranked 161 out of 1,108 metro neighborhoods — effectively top quartile among Dallas-Plano-Irving areas. Local living patterns favor convenience: grocery and pharmacy access are strong (both in the mid‑90s national percentiles), and restaurants are dense relative to national norms, while parks, cafes, and childcare are limited within the immediate neighborhood.
Rents in the neighborhood trend toward the upper tier nationally, and the median home value is elevated, placing the area in a high-cost ownership market. For investors, this typically supports renter retention and pricing power over the cycle, provided lease management addresses a rent-to-income ratio around 0.31 noted for the neighborhood. Average school ratings hover near the national middle, which can broaden demand beyond strictly school-driven households.
Tenure signals diverge by geography: at the neighborhood level, 39.1% of housing units are renter-occupied, suggesting depth but not saturation; within a 3-mile radius, renter-occupied share is higher, indicating a larger tenant base that can support multifamily absorption. Household size in the neighborhood is among the smallest nationally, and 3-mile data shows increasing household counts with smaller sizes over time — dynamics that tend to expand the renter pool and support occupancy stability.
The average construction year nearby skews to the late 1980s. With a 2009 build, this asset is newer than much of the competitive set, which can reduce near-term capital needs and improve leasing performance versus older properties; investors should still plan for periodic system updates and selective modernization as part of a value-preservation strategy. Neighborhood NOI per unit trends sit modestly above the national midpoint, reinforcing income potential without relying on outsized growth assumptions derived from commercial real estate analysis.
Safety conditions are mixed when viewed against metro and national benchmarks. The neighborhood’s crime rank is 834 out of 1,108 Dallas-Plano-Irving neighborhoods, indicating comparatively higher reported crime than many areas of the metro. Nationally, overall safety indicators sit around the lower quartiles, reflecting below-average safety compared with neighborhoods across the country.
Recent trend markers show year-over-year increases in both property and violent offense estimates at the neighborhood level. For investors, this elevates the importance of security features, strong property management, and resident engagement to support retention and leasing stability. As always, crime dynamics can vary block to block and over time; underwriting should account for current patterns and operator plans rather than assuming linear trends.
Proximity to corporate offices underpins renter demand via short commutes and diverse professional employment. Key nearby employers include Energy Transfer, Dean Foods, HollyFrontier, Tenet Healthcare, and Builders FirstSource.
- Energy Transfer — corporate offices (0.47 miles)
- Dean Foods — corporate offices (1.25 miles) — HQ
- Hollyfrontier — corporate offices (1.82 miles) — HQ
- Tenet Healthcare — healthcare corporate offices (2.47 miles) — HQ
- Builders Firstsource — building materials corporate offices (2.48 miles) — HQ
This 80-unit, 2009-vintage asset benefits from a Dallas Urban Core location with strong access to daily needs and employment centers. Newer construction versus the neighborhood’s late‑1980s average positions the property competitively against older stock, supporting leasing and moderating near-term capital exposure. Elevated neighborhood home values and a larger 3-mile renter base reinforce rental demand, while recent household growth and smaller household sizes point to a larger tenant pool and steady absorption.
Neighborhood occupancy and rent levels suggest durable income potential relative to metro peers, according to CRE market data from WDSuite, though operators should manage affordability pressures (rent-to-income around 0.31 at the neighborhood level) and monitor local crime trends. With targeted amenity and system upgrades over time, the asset can sustain its competitive standing while maintaining disciplined expense control.
- 2009 build competes well against older nearby inventory, supporting leasing and capital planning.
- High-cost ownership market and deep 3-mile renter base bolster demand and retention potential.
- Proximity to multiple corporate headquarters and offices supports weekday occupancy and lease stability.
- Manageable risks: below-average safety metrics locally and neighborhood-level affordability pressure require proactive operations.