| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Fair |
| Demographics | 30th | Poor |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8800 Senate St, Dallas, TX, 75228, US |
| Region / Metro | Dallas |
| Year of Construction | 1984 |
| Units | 28 |
| Transaction Date | 1994-04-22 |
| Transaction Price | $351,600 |
| Buyer | ST THOMAS PLACE APARTMENTS LLP |
| Seller | REYNOLDS STEVEN J |
8800 Senate St Dallas Multifamily Investment
Neighborhood renter concentration is high, supporting a deep tenant base and leasing velocity, according to WDSuite’s CRE market data. Elevated ownership costs in the area further sustain reliance on rentals, positioning this asset for demand driven by renters rather than buyers.
Amenity access is a relative strength: the neighborhood ranks in the top quartile among 1,108 Dallas–Plano–Irving neighborhoods for overall amenities, with grocery, restaurant, park, and pharmacy density performing above national averages. Cafe density is thinner, but daily-needs retail helps underpin resident convenience for workforce households.
The area’s renter-occupied share is high (measured at the neighborhood level), indicating a sizable tenant pool that can support multifamily demand and retention. By contrast, neighborhood occupancy is softer than many U.S. areas, so operators should emphasize leasing management and renewal strategies to stabilize occupancy and reduce turn costs.
Within a 3-mile radius, household counts have held roughly flat while average household size has edged lower, and projections indicate more households even with modest population contraction — a pattern that typically expands the renter pool and supports occupancy stability. Median contract rents in the vicinity have risen over the last five years, and forward projections suggest continued rent growth; investors should calibrate underwriting to reflect both demand depth and prudent concessions where needed.
Home values in the neighborhood sit in a higher-cost ownership context relative to incomes (national value-to-income metrics are elevated), which tends to sustain rental demand and can support pricing power. That said, rent-to-income indicators point to some affordability pressure; thoughtful pricing and renewal management remain important for retention. This commercial real estate analysis is based on neighborhood-level trends and CRE market data from WDSuite.
Safety outcomes are mixed compared with many U.S. neighborhoods. Neighborhood violent offense levels benchmark low nationally (national percentile near the bottom), while property offenses track below average as well; this indicates relatively higher reported crime than in safer peer areas. Recent trends are two-sided: property offenses have eased year over year, while violent offenses have shown an uptick. Operators typically account for this with lighting, access control, and community engagement to support resident comfort.
Proximity to major employers in central Dallas supports renter demand and commuting convenience for workforce tenants, including headquarters operations in food, building products, engineering, telecom, and healthcare that appear below.
- Dean Foods — corporate offices (5.9 miles) — HQ
- Builders Firstsource — building products HQ (6.2 miles) — HQ
- Jacobs Engineering Group — engineering & professional services (6.2 miles) — HQ
- AT&T — telecommunications (6.4 miles) — HQ
- Tenet Healthcare — healthcare services (6.5 miles) — HQ
This 28-unit asset sits in a renter-heavy pocket of Dallas where daily-needs retail and park access perform above national norms, providing a practical foundation for workforce housing demand. While neighborhood occupancy is softer than many U.S. areas, proximity to diversified employment and a deep renter pool supports a path to stabilized performance with active leasing and renewal management.
Homeownership remains comparatively expensive relative to local incomes, which helps sustain reliance on multifamily housing and can underpin pricing power when paired with measured rent strategies. According to CRE market data from WDSuite, near-term operating focus should balance demand capture against affordability pressures and school-quality perceptions, with value realized through operations and targeted capital planning rather than speculative assumptions.
- High renter-occupied share at the neighborhood level supports a larger tenant base and leasing depth
- Daily-needs amenities outperform nationally, aiding resident convenience and retention
- Proximity to multiple Dallas HQs reinforces steady workforce housing demand
- Elevated ownership costs relative to incomes can support rental pricing power with prudent renewals
- Risks: softer neighborhood occupancy, below-average school ratings, and affordability pressure require disciplined leasing and expense control