| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Good |
| Demographics | 88th | Best |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4232 Rawlins St, Dallas, TX, 75219, US |
| Region / Metro | Dallas |
| Year of Construction | 1976 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4232 Rawlins St, Dallas TX Multifamily Investment
Positioned in Dallass Urban Core, the asset benefits from a deep regional renter base and strong neighborhood amenities, according to WDSuites CRE market data, supporting durable demand with selective rent positioning.
The property sits in an Urban Core neighborhood rated A and ranked 161 out of 1,108 DallasPlanoIrving neighborhoodscompetitive locally and within the top quartile among metro peers. Daily convenience is strong: grocery and pharmacy access rank near the top of the metro and align with high national percentiles, while restaurant density is robust. By contrast, parks, cafes, and childcare are thinner nearby, which modestly tempers lifestyle breadth.
Neighborhood median contract rent trends ($1,494) sit below the broader 3-mile areas median ($1,666), indicating some relative affordability that can aid lease-up and retention. Home values in the neighborhood skew elevated versus national norms, which, alongside a value-to-income ratio in a high national percentile, points to a high-cost ownership marketa context that typically sustains renter reliance on multifamily housing and supports pricing power when operations are well-managed.
Tenure patterns signal demand depth: within a 3-mile radius, approximately 69% of housing units are renter-occupied, creating a large tenant pool for small to mid-sized assets. The neighborhoods own renter-occupied share is lower, but the surrounding catchment offsets that with broader leasing reach. The average household size in the neighborhood is among the smallest nationally, reinforcing demand for studios and smaller one-bed layouts and supporting turnover management strategies aimed at single professionals.
Occupancy at the neighborhood level is below the metro average, so underwriting should account for slightly higher vacancy friction or concession needs versus stronger-core Dallas submarkets. The average construction year in the neighborhood is 1987; at a 1976 vintage, this asset is older than nearby stock, implying capital planning for systems, common-area updates, and unit renovationsbut also presenting value-add levers that can reposition the property against newer competitive sets.
Demographic statistics are aggregated within a 3-mile radius. Over the last five years, the area added population and households, and forward views indicate additional population growth and a sizable increase in households alongside smaller average household sizes. For investors, that points to a larger tenant base and steady throughput of new renters entering the market, supporting occupancy stability and measured rent growth when paired with targeted upgrades.
Safety indicators for the neighborhood track below both national and metro averages, with ranks placing it below the metro median among 1,108 DallasPlanoIrving neighborhoods. Recent data also show year-over-year increases in both property and violent offenses. For investors, this argues for prudent security measures, well-lit common areas, and resident screening policies to support retention and protect operations.
Contextually, surrounding Urban Core districts often exhibit higher reported incidents than suburban peers; monitoring trend direction and coordinating with property management to mitigate on-site risk can help sustain leasing velocity despite broader-area statistics.
Nearby corporate offices anchor a diverse employment baseenergy infrastructure, food & consumer, refining, healthcare services, and building materialswhich supports weekday traffic, commute convenience, and a steady renter pipeline for workforce and professional tenants.
- Energy Transfer energy infrastructure (0.6 miles)
- Dean Foods food & consumer (1.4 miles) HQ
- Hollyfrontier refining (1.5 miles) HQ
- Tenet Healthcare healthcare services (2.2 miles) HQ
- Builders Firstsource building materials (2.3 miles) HQ
This 20-unit, 1976-vintage asset in Dallass Urban Core benefits from strong neighborhood convenience (groceries, pharmacies, dining) and a large surrounding renter base within 3 miles. Neighborhood rents trail the broader catchment, providing room to reposition via targeted renovations while maintaining competitive pricing. Based on CRE market data from WDSuite, neighborhood occupancy trends are softer than the metro, so returns hinge on disciplined leasing, amenity refreshes, and operational execution to capture demand from nearby employment centers.
The vintage implies near- to mid-term capital planning for building systems and unit interiors; however, elevated home values and a high-cost ownership landscape reinforce renter reliance on multifamily housing. Demographic momentumincluding population growth, household gains, and smaller household sizes within 3 milessupports a larger tenant base and steady absorption for smaller floor plans.
- Deep 3-mile renter pool and population growth support leasing stability and pricing power.
- Neighborhood rents below broader area enable value-add repositioning while remaining competitive.
- Proximity to multiple corporate HQs underpins weekday demand from professional tenants.
- 1976 vintage offers renovation upside but requires thoughtful capex for systems and finishes.
- Risks: below-metro safety indicators and softer neighborhood occupancy necessitate strong management and security practices.