| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 69th | Good |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9259 Lyndon B Johnson Fwy, Dallas, TX, 75243, US |
| Region / Metro | Dallas |
| Year of Construction | 1973 |
| Units | 108 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9259 Lyndon B Johnson Fwy Dallas Multifamily Investment
Positioned in an inner-suburban Dallas neighborhood that ranks in the top quartile among 1,108 metro neighborhoods for overall quality, the asset benefits from strong amenity access and a deep renter base. Neighborhood occupancy is measured for the neighborhood and remains near the low‑to‑mid 90s, supporting demand stability according to WDSuite’s CRE market data.
This inner-suburban location offers daily convenience that supports leasing and retention. Grocery access is a standout, ranking near the top of the Dallas-Plano-Irving metro (15th of 1,108), with restaurants, parks, and pharmacies also scoring in high national percentiles. Café density tests well too, pointing to lifestyle amenities that help properties compete for tenants.
On fundamentals, the neighborhood’s occupancy is measured for the neighborhood and sits in the low‑to‑mid 90s, slightly above national norms with modest softening over five years. Median contract rents at the neighborhood level track around the national middle, which, combined with a rent‑to‑income ratio near 0.12, indicates manageable affordability pressure that can support lease retention and measured pricing power, based on CRE market data from WDSuite.
Tenure and demographics point to durable multifamily demand. Within a 3‑mile radius, renter‑occupied housing accounts for roughly two‑thirds of units, creating a large tenant pool. While population has edged down over five years, household counts have increased and are projected to expand further with smaller average household sizes, implying more households and a broader base of renters entering the market — dynamics that can support occupancy stability and absorption.
The ownership market is high cost for the area, with home values and value‑to‑income ratios well above national medians. In investor terms, this tends to sustain renter reliance on multifamily housing, reinforcing demand depth and aiding pricing resilience. Average school ratings in the neighborhood are lower, which may influence unit mix and marketing strategy toward adult and workforce renters rather than family‑oriented positioning.
Vintage also matters: the property’s 1973 construction is older than the neighborhood’s average vintage (early 1980s). That age profile often creates value‑add potential through targeted renovations and systems upgrades, while requiring thoughtful capital planning to maintain competitive positioning against newer stock.
Safety indicators present a mixed but improving picture. The neighborhood ranks above the metro median on crime among 1,108 Dallas-Plano-Irving neighborhoods, indicating comparatively better positioning locally. Nationally, current levels sit below the middle of the pack; however, both violent and property offense rates have declined year over year, suggesting positive momentum. Investors should underwrite with recent trend lines in mind and focus on property‑level measures that align with area conditions.
Nearby employers anchor a broad technical and corporate workforce, supporting commute convenience and weekday demand. The immediate area draws talent to Texas Instruments, Thermo Fisher Scientific, General Dynamics, and Energy Transfer Equity — all of which can reinforce renter retention and leasing velocity.
- Texas Instruments South Campus — semiconductor (0.65 miles)
- Texas Instruments — semiconductor R&D and offices (1.0 miles) — HQ
- Thermo Fisher Scientific — life sciences (4.19 miles)
- General Dynamics — defense & aerospace offices (4.62 miles)
- Energy Transfer Equity — energy infrastructure (5.29 miles) — HQ
The investment case centers on demand depth, relative affordability, and value‑add potential. The 1973 vintage is older than the neighborhood average, creating scope for interior modernization and building‑systems upgrades to enhance competitive positioning. Neighborhood occupancy is measured for the neighborhood and tracks in the low‑to‑mid 90s, with amenity access and a large renter base within 3 miles supporting tenant retention. Elevated ownership costs in the area further reinforce reliance on rental housing. According to CRE market data from WDSuite, neighborhood rents sit near national midpoints while income metrics are above metro medians, a combination that can support stable leasing and disciplined rent growth management.
Key considerations include a safety profile that, while improving and above the metro median, remains below national percentiles, and lower school ratings that may tilt demand toward adult and workforce renters. Underwriting should incorporate realistic renovation scopes, operating expense controls typical for 1970s assets, and leasing strategies aligned to commuting patterns tied to nearby employers.
- Large 3‑mile renter base and strong amenity access support occupancy stability and retention
- 1973 vintage offers value‑add potential via targeted renovations and systems upgrades
- High‑cost ownership market sustains multifamily demand and pricing resilience
- Proximity to Texas Instruments and other employers underpins weekday demand and leasing velocity
- Risks: nationally weaker but improving safety metrics and lower school ratings warrant conservative underwriting