| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Poor |
| Demographics | 19th | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4700 Country Creek Dr, Dallas, TX, 75236, US |
| Region / Metro | Dallas |
| Year of Construction | 1989 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4700 Country Creek Dr Dallas Multifamily Investment
Investor positioning centers on a sizable renter-occupied base and access to major Dallas employment hubs, according to WDSuite’s CRE market data. The neighborhood’s stock skews older while this 1989 asset is comparatively newer, supporting competitive appeal with thoughtful upgrades.
This Inner Suburb pocket of Dallas balances workforce access with everyday conveniences. Neighborhood data indicate cafe density ranks in the top quartile nationally, while grocery options trend above average across U.S. neighborhoods; by contrast, parks and pharmacies are limited within the immediate area. For investors, that mix supports daily-living needs but suggests amenity upgrades on-site could differentiate the asset.
Multifamily fundamentals show the neighborhood occupancy rate trails the metro average, pointing to a competitive leasing environment where effective management and targeted renovations matter. Median contract rents in the neighborhood sit near the mid-range nationally, and a low rent-to-income ratio (nationally lower decile) implies relatively lighter affordability pressure that can aid retention and reduce turnover risk.
Tenure patterns show a high share of neighborhood housing units are renter-occupied (upper-national percentiles), signaling depth in the tenant base and consistent multifamily demand. Home values and the value-to-income ratio are above national medians, reflecting a higher-cost ownership market in this neighborhood; that context generally sustains reliance on rental options and supports pricing power for well-managed properties.
Demographics within a 3-mile radius show a modest population dip historically but a projected rebound over the next five years, alongside an expected increase in households. A larger household count with slightly smaller average household size suggests a broader renter pool entering the market, which can support occupancy stability and lease-up velocity for competitively positioned assets.
Vintage positioning matters: the average neighborhood construction year is 1975, while this property’s 1989 build is newer than much of the surrounding stock. That gives a relative edge versus older comparables, with potential to capture value through targeted interior updates and system modernization.
Safety indicators for the neighborhood track below national averages overall, with both violent and property offense measures landing in lower national percentiles. Within the Dallas-Plano-Irving metro, the neighborhood sits around the middle of the pack (ranked 548 among 1,108 metro neighborhoods), suggesting conditions comparable to several inner-suburban peers rather than outliers on either extreme.
Recent trend data are mixed but constructive: estimated property offenses declined year over year (a stronger improvement than many U.S. neighborhoods), while violent offense estimates moved up. For investors, prudent security design, lighting, and resident-engagement programs remain relevant operational considerations to support renter retention and asset performance.
The area is supported by large corporate employers within roughly 8–9 miles, reinforcing commuter accessibility and helping stabilize renter demand for workforce-oriented housing. Featured nearby employers include AT&T, Tenet Healthcare, Jacobs Engineering Group, Builders FirstSource, and HollyFrontier.
- AT&T — telecom (8.3 miles) — HQ
- Tenet Healthcare — healthcare services (8.4 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (8.6 miles) — HQ
- Builders FirstSource — building materials (8.7 miles) — HQ
- HollyFrontier — energy refining (8.7 miles) — HQ
The 40-unit 1989-vintage asset at 4700 Country Creek Dr is positioned against an older local stock, creating a relative quality edge with room for targeted value-add. The neighborhood shows a high renter-occupied share and ownership costs above national norms, both of which support a durable tenant base and pricing resilience for well-managed multifamily. Within a 3-mile radius, households are projected to increase, pointing to a larger renter pool and potential support for occupancy stability. According to CRE market data from WDSuite, the neighborhood occupancy rate trails the metro average, so execution around renovations, leasing, and resident retention will be key.
Forward-looking signals are constructive: projected rent growth in the surrounding area is paired with rising household incomes in the 3-mile radius, helping mitigate affordability pressure while allowing credible rent-upside for updated units. Operators should balance this upside with pragmatic security, amenity, and customer-service investments to sustain retention and manage any localized safety or convenience gaps.
- 1989 vintage newer than much of the area, supporting competitive positioning with focused upgrades
- High neighborhood renter-occupied share indicates depth of tenant demand for multifamily
- 3-mile household growth outlook expands the renter pool, aiding occupancy stability
- Elevated ownership costs locally can reinforce reliance on rentals and support pricing power
- Risks: neighborhood occupancy below metro average and limited nearby amenities require strong leasing and management