| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 80th | Best |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5411 Columbia Ave, Dallas, TX, 75214, US |
| Region / Metro | Dallas |
| Year of Construction | 1984 |
| Units | 49 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5411 Columbia Ave, Dallas multifamily—1984 vintage, 49 units
Renter concentration and a high-cost ownership landscape in the surrounding neighborhood support durable demand, according to WDSuite s CRE market data, with this 1984 asset offering light value-add angles relative to older local stock.
Situated in Dallas s Urban Core, the neighborhood scores an A and ranks 50 out of 1,108 metro neighborhoods, placing it firmly above the metro median and competitive among Dallas-Plano-Irving submarkets. Restaurant density trends in the top quartile nationally, while groceries, parks, pharmacies, and childcare access also test well versus national distributions. Caf e9 density is thinner, but day-to-day services remain convenient for residents.
The local housing context underscores renter demand. The share of renter-occupied units ranks 242 of 1,108 in the metro and sits in the high national percentiles, indicating a deep tenant base and supporting leasing velocity. Median home values are elevated relative to national peers, and the value-to-income ratio trends in high national percentiles a combination that typically sustains reliance on multifamily housing and supports pricing power when operations are well managed. Neighborhood rents are mid-to-upper tier nationally, while rent-to-income levels indicate manageable affordability pressure, aiding retention strategies.
Vintage mix is slightly older across the area (average 1980), making the subject s 1984 construction modestly newer than the local norm. For investors, that positioning can reduce immediate capital intensity versus 1970s product while still leaving room for selective modernization to drive rent premiums and operating resilience.
Within a 3-mile radius, demographics indicate a sizable and growing renter pool. Households increased over the last five years and are forecast to grow further, while average household size is trending smaller a pattern that typically expands demand for rental units. Income growth has been solid historically, with projections pointing to additional gains, which can support occupancy stability and measured rent growth over a hold period.
One caution: the neighborhood s occupancy rank sits 1,063 of 1,108 in the metro, indicating below-metro-average occupancy. That makes tenant retention, unit readiness, and leasing execution important levers to capture demand generated by the area s amenities and workforce access.
Safety trends should be evaluated prudently. The neighborhood s overall crime standing ranks 838 out of 1,108 metro neighborhoods, below the metro average, and national percentiles indicate higher levels of both property and violent offenses than many U.S. neighborhoods. Recent readings show modest year-over-year change in violent incidents alongside a larger increase in property incidents, so consistent lighting, access control, and coordination with local resources may help support resident confidence.
These figures are neighborhood-level indicators rather than property-specific. Investors typically underwrite with conservative assumptions and consider practical security measures, especially for assets seeking value-add repositioning.
Proximity to several downtown and near-downtown headquarters supports a broad white-collar employment base and commute convenience for residents. Key nearby employers include Dean Foods, Builders FirstSource, Jacobs Engineering Group, AT&T, and Tenet Healthcare.
- Dean Foods corporate offices (2.0 miles) HQ
- Builders Firstsource corporate offices (2.4 miles) HQ
- Jacobs Engineering Group corporate offices (2.5 miles) HQ
- AT&T corporate offices (2.7 miles) HQ
- Tenet Healthcare corporate offices (2.8 miles) HQ
5411 Columbia Ave offers 49 units with a 1984 vintage that s modestly newer than the neighborhood average, creating a practical platform for targeted renovations. Elevated home values and strong renter concentration in the neighborhood point to a durable tenant base, while neighborhood-level NOI per unit trends near the national midpoint, according to CRE market data from WDSuite, suggesting room to outperform via operational focus and selective upgrades.
Demand is supported by a broad employment core within a short commute and by 3-mile demographic patterns that show population and household growth alongside shrinking household sizes all supportive of multifamily absorption. Key underwriting watchpoints include below-metro-average neighborhood occupancy and neighborhood-level safety readings, which argue for disciplined leasing, curb appeal, and security enhancements to defend retention.
- 1984 construction offers light value-add potential versus older local stock
- Elevated home values and robust renter concentration support rental demand depth
- 3-mile growth in households and smaller household sizes expand the renter pool
- Near downtown employment hubs bolster leasing and retention potential
- Risk: below-metro-average neighborhood occupancy and safety indicators require strong operations