| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 80th | Best |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5511 Columbia Ave, Dallas, TX, 75214, US |
| Region / Metro | Dallas |
| Year of Construction | 1983 |
| Units | 24 |
| Transaction Date | 2007-06-01 |
| Transaction Price | $250,000 |
| Buyer | ANSATA PROPERTIES LLC |
| Seller | ANSATA CAPITAL LLC |
5511 Columbia Ave Dallas Multifamily Investment
Renter concentration is strong in the surrounding neighborhood, supporting tenant depth even as local occupancy trends run below national levels, according to WDSuite’s CRE market data.
The property sits in an Urban Core neighborhood rated A and ranked 50 out of 1,108 Dallas–Plano–Irving neighborhoods, placing it well above the metro median and competitive for investor-grade multifamily. Restaurant density is a local strength (around the 95th percentile nationally), with grocery stores, parks, and pharmacies each testing in the mid‑80s percentiles nationwide. Coffee shop density is comparatively lighter, but daily‑needs access remains solid for residents and supports leasing convenience.
Neighborhood occupancy is lower versus national benchmarks, and recent trends point to a need for active leasing and renewal management. Counterbalancing this, renter-occupied housing accounts for a large share of neighborhood units (nationally high percentile), indicating a deep tenant pool for multifamily. Median contract rents in the neighborhood sit above the national middle and have grown over the past five years, reinforcing durable demand and pricing flexibility for well-managed assets.
Within a 3-mile radius, demographics show modest population growth in recent years with a notably higher household count and smaller household sizes, which typically expands the renter pool and supports occupancy stability. Income levels skew higher than the national middle, and projected increases in households and incomes over the next five years suggest further depth for quality rentals. Elevated home values and a high value‑to‑income landscape in the neighborhood reinforce renter reliance on multifamily housing, which can aid retention and support rent positioning.
Built in 1983, the asset is slightly newer than the area’s average vintage, which may offer a modest competitive edge versus older product. Investors should still underwrite standard mid‑life capital needs and selective renovations to sustain leasing momentum and capture value‑add upside. This context aligns with disciplined commercial real estate analysis for small to mid‑scale urban multifamily.
Safety conditions trend below national comparisons in this neighborhood, with crime ranks placing it in the less favorable cohort relative to many Dallas–Plano–Irving peers (ranked 838 out of 1,108 neighborhoods). Nationally, indicators align closer to the lower percentiles, signaling the importance of practical security measures and attentive property management. Recent estimates show a year‑over‑year uptick in property offenses, while violent‑crime trends have been comparatively steadier.
Investors should frame these conditions in operational terms: budget for lighting, access controls, and tenant engagement, and lean on proven management practices to support retention and leasing in an urban setting. Comparing assets across the metro, this profile is workable with appropriate mitigation and is common for centrally located submarkets offering strong amenity access.
The area draws from a diversified downtown and near‑downtown employment base, supporting renter demand through short commutes to corporate offices including Dean Foods, Builders FirstSource, Jacobs Engineering Group, Energy Transfer, and AT&T.
- Dean Foods — corporate offices (2.0 miles) — HQ
- Builders Firstsource — building materials corporate offices (2.5 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (2.6 miles) — HQ
- Energy Transfer — energy infrastructure corporate offices (2.8 miles)
- AT&T — telecommunications corporate offices (2.8 miles) — HQ
This 24‑unit, 1983‑vintage asset benefits from a high‑performing urban neighborhood that ranks well within the Dallas–Plano–Irving metro and offers strong amenity access. While neighborhood occupancy trends trail national levels, renter concentration is high and 3‑mile household growth points to a larger tenant base ahead. Elevated ownership costs in the immediate area reinforce reliance on rentals, supporting rent positioning and lease retention for well‑maintained product.
According to CRE market data from WDSuite, local rents have advanced over the last five years and forward projections indicate additional upside alongside income growth within 3 miles. Given the vintage, a targeted value‑add plan and ongoing systems upkeep can enhance competitiveness versus older stock while addressing operational risks tied to urban safety and leasing velocity.
- Strong metro positioning: top-tier neighborhood rank within Dallas–Plano–Irving supports tenant demand
- Deep renter base: high renter-occupied share and growing 3‑mile households bolster leasing and renewals
- Pricing power potential: elevated ownership costs sustain reliance on rentals and reinforce rent strategy
- Value‑add pathway: 1983 vintage supports selective renovations and capex to sharpen competitiveness
- Risks: below‑national neighborhood occupancy and urban safety require attentive leasing and property security