| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Fair |
| Demographics | 38th | Fair |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9607 Wickersham Rd, Dallas, TX, 75238, US |
| Region / Metro | Dallas |
| Year of Construction | 1973 |
| Units | 120 |
| Transaction Date | 2008-03-28 |
| Transaction Price | $10,750,000 |
| Buyer | APARTMENT DEL REY MREICH LTD |
| Seller | WAK/AR LP |
9607 Wickersham Rd Dallas Multifamily Investment
Neighborhood fundamentals indicate a deep renter base and steady leasing environment, according to WDSuite’s CRE market data, with renter-occupied housing concentration supporting demand resilience. The property’s east Dallas location offers everyday convenience that can aid retention even as pricing must be managed thoughtfully.
The surrounding neighborhood rates Above metro median among 1,108 Dallas-Plano-Irving neighborhoods (B rating), reflecting balanced fundamentals that matter to multifamily investors. Grocery, restaurant, park, and pharmacy densities rank in the mid‑80s nationally, pointing to strong day‑to‑day convenience, while limited cafe and childcare density suggests fewer boutique services nearby.
At the neighborhood level, occupancy has trended modestly higher in recent years and the share of housing units that are renter-occupied is very high, indicating a sizable tenant base and depth for leasing. School ratings are below the national midpoint, which can affect some household segments, but proximity to essentials often offsets turnover risk for workforce renters.
Home values sit well above national norms and value‑to‑income measures are in the top decile nationally, signaling a high‑cost ownership market that tends to reinforce reliance on rentals and support pricing power when managed carefully. At the same time, rent‑to‑income ratios point to some affordability pressure, suggesting the need for disciplined lease management and amenity positioning.
Within a 3‑mile radius, current population and household counts have been soft, but projections show population growth and a notable increase in households over the next five years, supporting renter pool expansion and occupancy stability. Income trends within this radius are also projected to rise, which can underpin demand for renovated units and targeted value‑add positioning based on WDSuite’s commercial real estate analysis.
Safety conditions are mixed. Compared with many Dallas-Plano-Irving neighborhoods, reported crime levels in this area can be a consideration, while overall conditions sit around the national midpoint. Recent year‑over‑year data show meaningful improvements, with both violent and property offense rates trending down, which is a constructive signal for long‑term operations.
Investors should underwrite with standard security measures and consider how improving trends may support retention and leasing over time, recognizing that safety metrics can vary block to block and are best evaluated alongside property‑level operations.
Nearby corporate employment anchors—including Texas Instruments South Campus, Texas Instruments, Thermo Fisher Scientific, General Dynamics, and Energy Transfer Equity—support a broad professional workforce and commute convenience that can aid leasing depth and retention.
- Texas Instruments South Campus — semiconductors (4.2 miles)
- Texas Instruments — semiconductors (4.5 miles) — HQ
- Thermo Fisher Scientific — life sciences (6.0 miles)
- General Dynamics — defense & aerospace offices (6.6 miles)
- Energy Transfer Equity — energy infrastructure (6.8 miles) — HQ
Built in 1973—earlier than the neighborhood’s average vintage—the asset offers clear value‑add and capital planning angles to improve competitiveness against newer stock. A high neighborhood renter concentration and steady occupancy suggest depth in the tenant base, while strong access to daily amenities and proximity to major employers can support retention and stabilize leasing. Elevated home values relative to incomes in the area reinforce reliance on rentals; however, affordability pressure warrants thoughtful rent setting and amenity execution, according to CRE market data from WDSuite.
Looking ahead, 3‑mile radius projections indicate population growth and a substantial increase in households, expanding the renter pool and supporting occupancy stability. With rising incomes forecast locally, targeted renovations can capture demand for improved finishes and functionality, while prudent underwriting should account for safety considerations and affordability‑sensitive turnover.
- 1973 vintage presents value‑add potential and clear capital planning priorities versus newer comps
- High neighborhood renter concentration supports a deep tenant base and leasing stability
- Strong proximity to major employers and everyday amenities aids retention and occupancy
- 3‑mile projections show household growth and rising incomes, supporting renovated unit absorption
- Risks: affordability pressure and area safety considerations require disciplined rent and operations management