| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 26th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4700 Columbia Ave, Dallas, TX, 75226, US |
| Region / Metro | Dallas |
| Year of Construction | 1986 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4700 Columbia Ave Dallas Multifamily Investment Opportunity
Neighborhood renter demand is supported by a high share of renter-occupied units and a high-cost ownership market, according to WDSuite’s CRE market data. Accessible rents relative to incomes in the area point to retention potential, while investors should underwrite to submarket-level occupancy dynamics.
Located in an Inner Suburb of Dallas, the property benefits from a neighborhood with strong daily-needs access: grocery and restaurant density ranks in the upper tiers locally and sits near the top nationally, supporting convenience for residents and competitive positioning versus many metro peers. In contrast, cafes and pharmacies are sparse, which may modestly reduce walk-to amenity appeal.
Renter-occupied share is elevated in the neighborhood (high national percentile), indicating a deep tenant base for multifamily. At the same time, neighborhood occupancy has been improving over the past five years but remains below stronger Dallas submarkets, so leasing plans should emphasize active management and renewal strategies.
Within a 3-mile radius, the population has expanded and households have grown faster than population, with average household size trending smaller. This pattern typically enlarges the renter pool and supports absorption of professionally managed apartments. Home values are elevated relative to incomes in the neighborhood (upper national percentile for value-to-income), which tends to sustain reliance on rental housing and can support pricing power when units are well maintained.
The asset’s 1986 vintage is newer than the neighborhood average construction year, suggesting competitive appeal versus older stock. Investors should still plan for system updates and modernization to capture value-add upside and improve durability against newer deliveries across the Dallas-Plano-Irving metro.
Relative to neighborhoods nationwide, this area sits in lower safety percentiles, and its position within the Dallas-Plano-Irving metro is below average. Recent year data also indicates an uptick in both property and violent offenses. These signals warrant prudent security, lighting, and access-control considerations in underwriting and operations.
For investors, the takeaway is risk management rather than avoidance: pairing property-level improvements with tenant screening and community engagement can help support retention, while pricing and expense assumptions should reflect the neighborhood’s comparative safety profile.
Nearby employment includes headquarters and major offices for Dean Foods, Builders FirstSource, Jacobs Engineering Group, AT&T, and Tenet Healthcare, providing commute convenience and diversified white-collar demand that can support leasing stability.
- Dean Foods — food manufacturing (1.8 miles) — HQ
- Builders Firstsource — building materials (1.9 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (2.0 miles) — HQ
- AT&T — telecommunications (2.2 miles) — HQ
- Tenet Healthcare — healthcare services (2.3 miles) — HQ
4700 Columbia Ave combines a deep renter pool with daily-needs convenience. The neighborhood’s high renter-occupied share and elevated value-to-income ratio point to sustained multifamily demand and potential pricing resilience when product is maintained. According to CRE market data from WDSuite, neighborhood occupancy has trended upward over five years, though it remains below stronger Dallas submarkets—suggesting that lease management and targeted renovations can materially influence performance.
Built in 1986, the 38-unit property is newer than much of the surrounding housing stock, providing relative competitiveness versus older assets while still offering classic-to-moderate value-add opportunities (interiors, building systems, curb appeal). Within a 3-mile radius, rising household counts alongside smaller household sizes indicate a growing tenant base, which supports occupancy stability over the medium term.
- Deep renter base and high ownership costs support durable demand
- 1986 vintage is newer than area average, with value-add potential through modernization
- Strong grocery and restaurant access supports resident convenience and retention
- 3-mile household growth and shrinking household size expand the tenant base
- Risks: below-average safety metrics and submarket occupancy require active leasing and security planning