| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 67th | Good |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4316 Swiss Ave, Dallas, TX, 75204, US |
| Region / Metro | Dallas |
| Year of Construction | 1984 |
| Units | 22 |
| Transaction Date | 2007-01-19 |
| Transaction Price | $1,434,400 |
| Buyer | TAKEGAMI TAISEI |
| Seller | PHSW INVESTMENTS LLC |
4316 Swiss Ave Dallas 22-Unit Multifamily Opportunity
Positioned in an inner-suburb pocket with a high renter-occupied share and walkable access to core Dallas employment nodes, this asset offers demand depth with leasing upside; according to WDSuite’s CRE market data, neighborhood occupancy trails metro highs, highlighting the importance of active asset management.
The property sits in a Competitive among Dallas-Plano-Irving neighborhoods location (B+ neighborhood rating) where renter households are prevalent, supporting a larger tenant base for small and mid-size multifamily. Neighborhood occupancy is below national midpoints, suggesting room for operational improvement and careful leasing execution to stabilize income.
Daily needs are well served: grocery and pharmacy access rank among the strongest locally and compare favorably nationwide, while restaurants are dense within the trade area. Parks, cafes, and childcare are less concentrated nearby, which may modestly shape resident profiles toward urban professionals and smaller households rather than families seeking abundant green space.
Within a 3-mile radius, households have grown in recent years and are projected to expand further through 2028, pointing to ongoing renter pool expansion and support for occupancy stability and leasing velocity. Median home values trend high for the region and sit well above national medians, which typically sustains reliance on rental housing and can reinforce pricing power for well-managed properties.
Built in 1984, the asset is newer than much of the surrounding housing stock (neighborhood average vintage skews mid‑20th century). For investors, that generally improves competitive positioning versus older buildings, while still leaving scope for targeted renovations or system updates to capture value-add rent premiums based on multifamily property research from WDSuite.
Safety outcomes in this neighborhood trend below both metro and national medians. Relative to the Dallas-Plano-Irving metro’s 1,108 tracked neighborhoods, the area ranks in the lower tier, indicating higher reported crime than many Dallas peers. Nationally, the neighborhood sits in lower percentiles for both violent and property offenses, so underwriting should account for security measures, tenant screening, and potential operating costs tied to safety.
Investors commonly mitigate these dynamics through lighting, access control, and partnerships with local patrol resources. Evaluate recent trendlines and property-level history, as conditions can vary block to block and improve with professional management and resident engagement.
Proximity to Downtown and medical/corporate corridors anchors a diverse employment base that supports workforce housing demand and commute convenience for renters. Nearby employers include Dean Foods, Builders FirstSource, Jacobs Engineering Group, Tenet Healthcare, and AT&T.
- Dean Foods — corporate offices (1.1 miles) — HQ
- Builders Firstsource — corporate offices (1.4 miles) — HQ
- Jacobs Engineering Group — corporate offices (1.5 miles) — HQ
- Tenet Healthcare — corporate offices (1.8 miles) — HQ
- AT&T — corporate offices (1.8 miles) — HQ
4316 Swiss Ave offers a 22‑unit footprint in a renter-heavy Dallas corridor where grocery, pharmacy, and restaurant access are strong, and major employers are within a short commute. The neighborhood posts mid- to upper-tier rent positioning with occupancy below national midpoints, creating a value proposition for investors who can drive leasing performance and retention. Built in 1984, the asset is competitively newer than much of the area’s housing stock, with clear options for targeted upgrades to enhance NOI.
Within a 3‑mile radius, households have increased and are projected to grow meaningfully through 2028, expanding the tenant base and supporting long-run demand. Elevated ownership costs relative to incomes in the area help sustain multifamily reliance, and, according to CRE market data from WDSuite, the neighborhood’s high renter concentration underpins leasing depth while highlighting the need for thoughtful operations given below-median safety readings.
- Renter-heavy location with strong daily-needs access supports demand and lease retention.
- 1984 vintage offers competitive positioning versus older stock with value-add renovation potential.
- Proximity to major employers bolsters workforce tenant pool and occupancy stability.
- Households projected to expand within 3 miles, supporting long-run renter pool growth.
- Risks: below-median safety and softer neighborhood occupancy require active asset management and security planning.