| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 80th | Best |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4915 Gaston Ave, Dallas, TX, 75214, US |
| Region / Metro | Dallas |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | 2011-04-27 |
| Transaction Price | $281,800 |
| Buyer | JSH 4915 GASTON LLC |
| Seller | 4915 GASTON LLC |
4915 Gaston Ave, Dallas Multifamily Investment
Positioned in an Urban Core pocket with strong renter depth and high-cost ownership dynamics, this 20-unit, 1985-vintage asset aligns with steady tenant demand, according to WDSuite’s CRE market data. The neighborhood’s competitive metro ranking and access to daily amenities support leasing consistency while leaving room for value-add execution.
The property sits in a neighborhood rated A and ranked 50 out of 1,108 within the Dallas-Plano-Irving metro, indicating performance that is competitive among Dallas-Plano-Irving neighborhoods and well above the metro median. Amenity access is a clear strength: restaurants cluster at a high national percentile, with groceries, pharmacies, and parks also testing well above national norms. Café density is thinner, but daily needs and dining coverage are strong for an Urban Core location.
Schools in the area average roughly 4 out of 5 and land in a high national percentile, which can bolster family-oriented retention. Compared with national CRE trends, neighborhood housing measures are above average, and home values rank in a high national percentile—signaling a high-cost ownership market that tends to sustain multifamily rental demand and pricing power.
Tenure patterns favor renters: within the neighborhood, the share of housing units that are renter-occupied ranks in a high national percentile, suggesting depth in the tenant base. Demographic statistics aggregated within a 3‑mile radius show recent population growth and an increase in households, with forecasts indicating further renter pool expansion alongside smaller average household sizes. For investors, this points to ongoing demand for rental units and supports occupancy stability over the medium term.
Vintage also matters. Built in 1985—slightly newer than the area’s average construction year—the asset should compare well to older stock while still warranting selective system upgrades or cosmetic improvements to sharpen competitive positioning. Neighborhood occupancy sits below national norms, so disciplined leasing and targeted renovations could be important levers to enhance performance.
Safety indicators are mixed and should be underwritten conservatively. The neighborhood’s crime rank is 838 out of 1,108 metro neighborhoods—below the metro average—and national percentiles for both violent and property offenses sit in lower ranges compared with neighborhoods nationwide. Recent data also show a one‑year uptick in property offenses, while violent offense trends have been comparatively steadier.
For investors, the takeaway is to assume prudent security measures and underwriting buffers, compare trends to peer Urban Core neighborhoods in Dallas-Plano-Irving, and monitor whether local conditions are improving or stabilizing relative to the metro over time.
Proximity to major corporate offices supports commuter demand and leasing stability, particularly for professional and healthcare tenants. Nearby anchors include Dean Foods, Builders FirstSource, Jacobs Engineering Group, Energy Transfer, and Tenet Healthcare.
- Dean Foods — food & beverage (1.4 miles) — HQ
- Builders FirstSource — building materials (1.9 miles) — HQ
- Jacobs Engineering Group — engineering & consulting (2.0 miles) — HQ
- Energy Transfer — energy infrastructure (2.2 miles)
- Tenet Healthcare — healthcare services (2.3 miles) — HQ
This 20‑unit, 1985‑built property benefits from a high-performing Urban Core location with strong amenity coverage and a renter-leaning housing base. Elevated home values relative to income in the neighborhood point to a high-cost ownership market, reinforcing reliance on multifamily rentals and supporting rent durability. According to CRE market data from WDSuite, the area’s metro ranking is competitive and schools rate above national norms—factors that can aid tenant retention—even as neighborhood occupancy trends trail national averages.
Demographics aggregated within a 3‑mile radius show recent population growth, a rising household count, and forecasts for additional renter pool expansion alongside smaller household sizes. For investors, this combination suggests a stable to strengthening demand backdrop where targeted upgrades and disciplined leasing can capture value while acknowledging safety metrics that are weaker than national benchmarks.
- Urban Core location with strong amenities and competitive metro ranking supports demand
- Renter-occupied concentration and high-cost ownership market bolster tenant depth and pricing power
- 1985 vintage offers value-add potential to out-compete older stock
- 3-mile demographics indicate household growth and a larger renter pool, aiding occupancy stability
- Risks: below-national occupancy and safety metrics; success depends on leasing execution and prudent capex