| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Poor |
| Demographics | 33rd | Poor |
| Amenities | 18th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4753 Duncanville Rd, Dallas, TX, 75236, US |
| Region / Metro | Dallas |
| Year of Construction | 1989 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4753 Duncanville Rd Dallas 112-Unit Multifamily
According to WDSuite's CRE market data, neighborhood occupancy trends sit above national averages and a renter-occupied share just over half supports a durable tenant base. 1989 vintage points to potential value-add through targeted renovations while maintaining workforce appeal.
This Inner Suburb pocket of Dallas shows steady renter demand, with the neighborhood's occupancy in the upper tier nationally and renter-occupied housing slightly above half of units. Median contract rents in the neighborhood benchmark above the national midpoint, while a rent-to-income profile near one-fifth suggests manageable affordability that can support retention and measured pricing power, based on CRE market data from WDSuite.
Within a 3-mile radius, population has inched up and households have expanded, with projections pointing to further growth by 2028. This implies a larger tenant base and supports occupancy stability over the medium term. Household sizes have edged lower, which can translate to continued demand for multifamily units as more households form.
Amenities are mixed: grocery and dining density are around metro norms, but cafes, parks, and pharmacies are sparse nearby. That dynamic can keep the submarket positioned for workforce renters who value access to jobs over lifestyle retail clustering. The neighborhood's overall rank sits at 937 out of 1,108 Dallas-Plano-Irving neighborhoods, placing it below the metro median; however, its rental fundamentals are competitive among Dallas-Plano-Irving neighborhoods on occupancy.
The 1989 construction is slightly older than the neighborhood's average vintage (mid-1990s), signaling potential value-add via unit and system upgrades. In a high-renter context locally (near 51% renter-occupied at the neighborhood level and roughly 56% within 3 miles), such improvements can help sustain leasing velocity and reduce turnover risk. For investors seeking disciplined commercial real estate analysis, the combination of stable occupancy and value-add potential is the core draw.
Safety indicators are mixed. The neighborhood's crime rank is 436 out of 1,108 within the Dallas-Plano-Irving metro, which is competitive among Dallas neighborhoods, but national comparisons place it below the midpoint. Recent trends are directionally positive: estimated violent offenses declined year over year and property offenses also eased, according to WDSuite's CRE market data.
For underwriting, this suggests a market that is locally comparable to many Dallas submarkets while still underperforming national averages. Operators may prioritize lighting, access control, and resident engagement programs to support retention and leasing stability.
Proximity to established corporate headquarters underpins a broad workforce renter pool and commute convenience. Nearby anchors include AT&T, Tenet Healthcare, Jacobs Engineering Group, Builders FirstSource, and HollyFrontier.
- AT&T — telecommunications (9.0 miles) — HQ
- Tenet Healthcare — healthcare services (9.2 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (9.4 miles) — HQ
- Builders Firstsource — building materials (9.4 miles) — HQ
- Hollyfrontier — energy (9.5 miles) — HQ
This 112-unit, 1989-vintage asset in Dallas pairs durable neighborhood occupancy with a renter-heavy housing base, creating a practical foundation for stable leasing. Within 3 miles, household counts have grown and are projected to increase further by 2028, pointing to a larger tenant base and supporting long-term demand. Ownership costs nearby are relatively accessible compared with national norms, which can present some competition for rentals, but rent-to-income levels and steady household growth support retention.
Value creation centers on thoughtful renovations and operational execution. According to multifamily property research from WDSuite, neighborhood occupancy trends are above national averages while amenity density is limited, making product quality, on-site services, and employer proximity key differentiators. The nearby concentration of corporate headquarters supports workforce housing demand, though investors should account for variable safety metrics and the potential for competition from entry-level ownership.
- Above-average neighborhood occupancy supports leasing stability
- 1989 vintage offers clear value-add and modernization upside
- Expanding 3-mile household base points to a larger renter pool
- Proximity to multiple corporate HQs supports workforce demand
- Risks: amenity scarcity and below-national safety benchmarks may require operational focus