DOMAIN AT THE ONE FORTY

4201 BUNKER HILL RD, GARLAND (DALLAS CO), TX, 75048

APARTMENT (BRICK EXTERIOR) Garden 299 units Built 2017 3 stories ★ 3.7 (256 reviews) 🚶 4 Car-Dependent 🚌 0 No Nearby Transit 🚲 20 Somewhat Bikeable

$63,000,000

2025 Appraised Value

↑ 3.6% from prior year

DOMAIN AT THE ONE FORTY – EXECUTIVE SUMMARY

The property carries meaningful refinancing risk and operational fragility that outweigh its favorable supply backdrop. Current debt of $102.6M against a $63M appraisal (162.8% LTV) and an estimated sale price of $46.9M (218.6% LTV) signals either stale valuations or significant value deterioration since 2022—critical for a 2019–2022 vintage debt stack with missing maturity dates in a rising-rate environment. Operationally, the 3.9-star Google rating recovery is personality-dependent (concentrated in two staff members) rather than systemic, masking structural complaints around pest management, parking, and move-in processes that will pressure lease renewal and resident lifetime value. Demographically, the 1-mile radius is 83.1% owner-occupied with $103K median income—unfavorable for a 299-unit renter-focused asset—and the asset's Walk Score of 4 with zero transit access positions it as workforce housing rather than talent-class product, limiting rent upside. The absence of nearby supply provides a short-term occupancy tailwind, but incomplete unit-mix data and missing loan maturity details prevent full underwriting. This is a watch-list hold pending debt schedule clarification and operational audit; the refinance cliff and management bottlenecks present downside risk that current appraisal and demographics do not fully offset.

AI overview · Updated 13 days ago
Abstract Notes

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Discover Our Garland TX Apartments

Brand-new luxury apartments in Garland situated on 140 acres including 20 acres of undisturbed wilderness. Features high-end finishes with white quartz counters and wood-style floors. Located near George Bush Turnpike and Firewheel Town Center. Apartments for rent in Garland, TX with authentic character and effortless style. Features include chef-inspired kitchens with stainless steel appliances, quartz countertops, gourmet islands, wood-style floors, high ceilings, patios, pantries, and private garages. Available in one, two, and three-bedroom floor plans. Luxury apartments in Garland with resort-style amenities, 140 acres of green space, and pet-friendly community features.

Domain at the One Forty positions as a solid Class B property with selective renovation that limits immediate value-add potential. Unit finishes reflect 2016–2020 era upgrades with white shaker cabinets, quartz countertops, and premium stainless appliances (wine cooler/beverage center) in select units, but builder-grade chrome bathroom hardware and mixed flooring (vinyl plank predominates) across the 299-unit portfolio indicate inconsistent upgrade depth. Exterior condition shows wear: concrete stairs exhibit dirt accumulation and deterioration, though waterfront amenities (resort-style pools with LED lighting, boardwalk promenade, water features) are well-maintained and drive curb appeal. The 14 "excellent" condition observations against 9 "fair" and 2 "poor" suggest recent capital spend on common areas, but scuffed paint (7 instances) and poor stair maintenance signal deferred exterior upkeep that will require near-term investment.

AI analysis · Updated 22 days ago

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AI Analysis

Location fundamentally misaligned with modern multifamily demand. Walk Score of 4 and zero transit access indicate a property requiring personal vehicle dependency—a major headwind for attracting talent-class renters or millennials prioritizing walkability. The Garland suburban location offers limited amenity density and distance to Dallas employment centers, positioning this as a workforce housing play rather than a premium product. Without published rent data, it's difficult to assess whether unit pricing reflects this constraints-heavy location profile, but the mobility deficit will pressure both lease-up velocity and resident retention relative to closer-in properties.

AI analysis · Updated 22 days ago
Distance Name Category
📍 17.0 miles from Downtown Dallas
Map Notes

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No material competitive threat from nearby supply. Zero units in the pipeline (0.0% of the 299-unit inventory) and no active construction projects within competitive radius. The improving submarket vacancy trend provides a tailwind for rent growth without the headwind of new deliveries pulling occupancy or rate. This is a favorable supply/demand backdrop for hold or value-add execution.

AI analysis · Updated 22 days ago
🏗️ 0 permits within 3 mi
0% pipeline

No multifamily construction permits found within 3 miles

Nearby Construction Notes

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Debt & Transaction History

Refinancing and leverage risk are immediate concerns. Current debt totals $102.6M against a $46.9M estimated sale price (218.6% LTV) and $63M appraised value (162.8% LTV), indicating either stale appraisals or significant value deterioration since 2022. The ARESIF loan ($39.4M, originated Dec 2019) and TIAA FSB loan ($30.5M, originated May 2022) lack maturity dates in available records—critical gaps given current rate environment and the 3.9-year hold. The ownership chain shows no distress signals (clean deed types through 2022), but the four transactions in 16 years and current absentee corporate structure warrant investigation into whether Pardue Domain management is actively managing NOI growth or positioned to exit. Loan-per-unit metrics ($343K) appear reasonable in isolation but are meaningless without current NOI and debt service visibility.

AI analysis · Updated 22 days ago
Ownership Duration
3.9 years
Since May 2022
Transactions
4 recorded
Owner Type
Company
Absentee owner
Owner Mailing Address
508 TWILIGHT TRL STE 99, RICHARDSON, TX 75080-8102

🏛️ TX Comptroller Entity Data

Registered Agent
Randal W Pardue
508 TWILIGHT TRAIL, SUITE 99, RICHARDSON, TX, 75080
Officers / Directors
Randal W Pardue — DIRECTOR
Randal W Pardue — MANAGER
Stephen R Pardue — DIRECTOR
Stephen R Pardue — MANAGER
William D Pardue — DIRECTOR
Entity Mailing Address
508 TWILIGHT TRL STE 99, RICHARDSON, TX, 75080
State of Formation
DE
SOS Status
ACTIVE
Current Lender
Tiaa Fsb Holdings Inc
Loan Amount
$30,500,000 ($102,007/unit)
Maturity Date
Not recorded
Loan Type
Commercial
May 05, 2022 Resale Special Warranty Deed
Buyer: Pardue Domain Eat Llc, from Br Archco Domain Phase 1 Llc
Tiaa Fsb Holdings Inc $30,500,000 Commercial Senior
December 16, 2019 Stand Alone Finance Deed of Trust
Buyer: Br Archco Domain Phase 1 Llc, via First American Title Insurance
Aresif Lender Llc $39,400,000 Senior
March 03, 2017 Construction Loan/Financing Tax Deed
Buyer: Br Archco Domain Phase 1 Llc, via Attorney Only
Texas Cap Bk $30,300,000 Conduit/CMBS Senior Term: 3yr
April 11, 2007 Resale Warranty Deed
from Wilkins,Elizabeth H via American Title Co
Sale price: $2,500,000
March 23, 2007
from Wilkins,Elizabeth H
Equity Bk $2,000,000 Senior
March 23, 2007
from Wilkins,Elizabeth H
Wilkins $369,602 Subordinate
Debt Notes

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Financial Estimates

Estimated from loan records, rental listings, and appraisal data using industry-standard assumptions.

Sale & Valuation

Est. Sale Price
$46,923,077
Sale $/Unit
$156,933
Value YoY
+3.6%
Implied Cap Rate
Est. Cap Rate

Operating Income

Gross Potential Rent
Est. Vacancy
Submarket Vac.
2.4%
Eff. Gross Income
OpEx Ratio
45%
Est. NOI
NOI/Unit

Debt & Taxes

Taxes/Unit
$5,268/yr
Est. DSCR

Based on most recent loan: $30,500,000 (May 2022, attom)

Submarket Benchmarks

📊

Computed from nearby properties within 3 miles of similar vintage

Submarket Cap Rate
4.71%
Price/Unit Benchmark
$115,982
Property: $156,933 (↑35%)
Rent/SF
$1.88/sf
Financial Estimates Notes

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Property Summary

Domain at the One Forty is a 299-unit, 3-story garden-style apartment community built in 2017 on 140 acres in Garland, with 387.5K SF of gross building area and wood-frame construction rated excellent in both quality and condition. Unit finishes include white quartz counters, wood-style flooring, and stainless steel appliances; the amenity package is recreation-heavy (infinity pool, disc golf, dog spa, fitness center, campfire area) rather than urban-focused, reflected in a walk score of 4. Pet policy allows up to 2 pets with a $500 one-time fee and $20/month per pet, with no deposit required; utilities breakdown between resident-paid and included is not specified. The property sits near George Bush Turnpike and Firewheel Town Center in a lower-walkability suburban Dallas corridor.

AI analysis · Updated 22 days ago

Property Details

Account #
26154020010010000
Market
Dallas County, TX
Building Class
APARTMENT (BRICK EXTERIOR)
Building Style
Garden
Construction
D-WOOD FRAME
Quality
EXCELLENT
Condition
EXCELLENT
Stories
3
Gross Building Area
387,530 SF
Net Leasable Area
309,596 SF
Neighborhood
UNASSIGNED
Last Sale
May 05, 2022
Place ID
ChIJEdfdftccTIYRA1_DmrPTBPE
Business Status
Operational
Enriched
about 2 months ago

Owner Information

Owner
PARDUE DOMAIN EAT LLC
Mailing Address
STE 99
RICHARDSON, TEXAS 750808102
Property Notes

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Rental Performance

Submarket Rent Growth
📊 Nearby properties
Vacancy Trend
Improving
📊 RentCast zip-level data
Submarket Rent/SF
$1.88/sf
📊 Nearby properties

Concession Trend (Weeks Free)

Available Units Over Time

Latest Scrape (Mar 24, 2026)

Available
2 units
Concessions
Up to 6 weeks free

Fees

Application: Admin: 100 Pet Deposit: Pet Rent Monthly:

Concession Details

  • Up to 6 weeks free
  • Application Fees Waived Upon Approval
  • Waived deposit on approved credit (value of $100 to $300) and waived administrative fee ($100) for preferred employer program participants
🏠 0 active listings | Trend: No data
Unit Beds Baths Sqft Rent Status Listed Days
# A3 1BR 1 $1,685 Inactive May 21 443
# A4 1BR 1 $1,669 Inactive May 21 443
# A5 1BR 1 $1,650 Inactive May 21 443
# A2 1BR 1 $1,630 Inactive May 21 443
# A1 1BR 1 $1,605 Inactive May 21 443
1BR 1 901 $1,381 Inactive Nov 11 174
# G1 1BR 1 $1,350 Inactive May 21 443
A3 1BR 1 777 Inactive Mar 24
B1 2BR 2 1,101 Inactive Mar 24
Rental Notes

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Demographics

Affluent renter market with weak immediate demand depth. The 1-mile radius shows only 16.9% renter occupancy against a median household income of $103.0K and 51.3% of households earning $100K+, signaling this is a primary-home ownership neighborhood where renters face structural headwinds. Demand widens modestly at 3 miles (25.3% renters, $105.5K median income) but the affordability ratio improves to 19.6, suggesting the broader trade area can support higher rents more comfortably. The 5-mile radius stabilizes at 28.8% renter occupancy and $103.8K income—consistent with suburban ring dynamics but indicating no meaningful population concentration advantage for a 299-unit asset. Income skew is right-heavy across all radii (28-29.5% earn $150K+), limiting the workforce housing tenant pool and creating rent ceiling exposure if economic conditions soften for high-earner renters.

AI analysis · Updated 22 days ago

1-Mile Radius

Population
11,287
Households
3,697
Avg Household Size
3.06
Median HH Income
$103,035
Median Home Value
$294,926
Median Rent
$2,272
% Renter Occupied
16.9%
Affordability
26.5% (rent/income)
Income Distribution
<$25k $150k+

3-Mile Radius

Population
86,430
Households
29,052
Avg Household Size
3.01
Median HH Income
$105,461
Median Home Value
$323,326
Median Rent
$1,725
% Renter Occupied
25.3%
Affordability
19.6% (rent/income)
Income Distribution
<$25k $150k+

5-Mile Radius

Population
239,859
Households
79,897
Avg Household Size
3.05
Median HH Income
$103,775
Median Home Value
$328,570
Median Rent
$1,752
% Renter Occupied
28.8%
Affordability
20.3% (rent/income)
Income Distribution
<$25k $150k+

Source: US Census ACS 5-Year Estimates (2023) · 2 tracts (1mi)

Demographics Notes

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Unit Mix

Unit Mix Analysis — DOMAIN AT THE ONE FORTY

This dataset is incomplete and unreliable for investment analysis. The property reports 299 total units but only 7 one-bedroom units are accounted for, leaving 292 units (97.7%) unclassified by bedroom type. Without the full unit mix breakdown and rental rates, we cannot assess concentration risk, pricing power across unit types, or demographic targeting. Request corrected data from the broker or pull from property management records before proceeding with underwriting.

AI analysis · Updated 22 days ago

Estimated from 7 listed units (2.3% of 299 total)

1BR 7 units
Unit Mix Notes

No notes yet

Amenities

Pet Policy

Pet friendly community with breed restrictions and a limit of 2 pets per home. One time non-refundable fee: $500. Monthly Rent: $20 per pet. Deposit: $0.

Amenities Notes

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Appraisal History

Appraisal Analysis: Domain at the One Forty

The property appraised at $63.0M in 2025, reflecting 3.6% YoY growth and landing at $210.7K per unit—a healthy mark for a 2017-vintage asset in the current rate environment. The improvement-to-land ratio (91.9% / 8.1%) is typical for garden-style multifamily and offers minimal redevelopment upside; any value play depends on operational arbitrage rather than land monetization. Single-year appreciation is modest but positive, though without prior appraisals we cannot assess whether this reflects market recovery, stabilization, or merely annual inflation in replacement cost.

AI analysis · Updated 22 days ago
Year Total Value Change
2025 $63,000,000 +3.6%
Appraisal Notes

No notes yet

Google Reviews

Rating recovery masks persistent operational friction. The 90-basis-point improvement from 3.0 to 3.9 over the past six months is driven entirely by a concentrated cohort of 5-star reviews praising Renee Thompson (leasing) and Marco (maintenance)—suggesting recent staffing changes may have masked deeper issues rather than resolved them. However, the 1-star distribution (68 of 256 reviews, 26.6%) reveals structural complaints: pest infestations (rats in Building 7), chronic parking unavailability, towing practices, and inconsistent move-in/move-out experiences. The positive reviews are personality-dependent rather than system-dependent, indicating management quality is bottlenecked to two individuals rather than operationalized across the team. This rating profile suggests deferred capex and process gaps that a single leasing agent cannot offset—a risk factor for lease renewal, resident lifetime value, and post-acquisition integration.

AI analysis · Updated 13 days ago

Rating Distribution

5★
152 (60%)
4★
22 (9%)
3★
6 (2%)
2★
4 (2%)
1★
68 (27%)

252 reviews total

Rating Trend

Reviews

alisson quayle ★★★★☆ Feb 2026

i am a current resident, i’ve lived here in a 1b/1b & 2b/2b since Dec ‘23. i know every complex has issues & that not everyone’s experience is the same but this has been mine up until now Oct ‘25. *I WILL UPDATE AT MOVE OUT* the PROS- 1. maintenance guys are GREAT. any time a request is put in they get it done in timely manner! 2. the office staff is friendly and Renee, specifically is amazing! i’ve not had *too* many interactions with upper management, bc we don’t really have many issues that can’t be resolved by Renee, but the interactions i have had have been okay. *usually* when you have an issue they are corporately nice and will try to be helpful in most cases. 4. outside property/landscape is well maintained. there’s not dog poop or trash all over, they have someone walk the property daily to pick up anything that could be around. landscape gets done 1x a week. the CONS (in my opinion) 1. you can hear everything you’re neighbors do,not sure if we’ve had bad luck with both of our upstairs neighbors but you can hear all the steps you’re upstairs neighbors make. i know apartments aren’t made to be soundproof but i’ve lived in apartments for 7 years and have never had this big of an issue with noise from neighbors. 2. neighbors are hit or miss. i know this isn’t necessarily the property’s fault and it’s more people themselves but lots of people just don’t care about being dirty, they leave trash outside and in the stairwells. truthfully they don’t care to really respect the property. 3. this property is said to be smoke-free & is stated in our lease that smoking is not allowed anywhere on the property, but i see people smoking all the time all over the property and throwing their buds all on the ground. 4. parking sucks unfortunately, visitors & residents have to share spots. parking is hard to find if you get off of work late or don’t have a reserved spot you pay for, there is one row of “free” parking for 3 buildings!! most of the reserved spots which are closest to the doors are covered parking & you have to pay $50 for them. i get that it’s easy cash for these companies but having to pay $ to have a parking spot that’s not a long walk away or should be a given, is insane to me. -1⭐️ the cons are mostly just annoying and i wouldn’t say they are deal breakers exactly.. there are other “pros” but they are standard to most newer properties like mail room/ lockers & a key fob to enter your building.

Audalia Henry ★☆☆☆☆ Feb 2026

DO NOT MOVE HERE — WARNING FROM A 6-YEAR RESIDENT I’ve lived in this apartment community for six years in two different units, and my recent transfer experience has been a complete nightmare. I was given a unit that smelled like sewage and was clearly not cleaned properly. Even after a second professional cleaning and an odor treatment, the apartment is still filthy and smells awful. My daughter and I have had to sleep with the windows open just to tolerate being inside. Management’s response was heartbreaking and insulting and offered zero real solutions. Their option was a SMALLER unit for $100 MORE per month, plus a six-day rent credit. Even though I couldn’t stay in the apartment for the first three days due to its conditions, only some of our belongings were moved in on day 1. I paid a moving service again to move the remainder of our things when I THOUGHT the odor treatment had worked. I will now have to pay to have my things moved again if I transfer or break the lease. They also refused to match my current rent or provide a full month concession, despite the unit being uninhabitable. After six years of loyalty, this is how residents are treated. Poor cleaning. Strong sewer odor. Poor management. If you care about your family, your peace of mind, or your money — DO NOT RENT HERE. This is coming from a current resident. You’ve been warned.

Malak Elkady ★★★★★ Local Guide Jan 2026

I’ve been living here for about 5 months now. Anything bad I could possibly say has nothing to do with what this complex and its management has to offer. I randomly found it over the summer, took a tour and ultimately took a chance. Great decision on my end I would say :) The apartments offer an outstanding level of luxury. The kitchen island is huge. The standing showers with the marble tiles are my personal favorite. High ceilings. Huge bathrooms. Spacious walk-in closets. Maintenance is also incredibly quick and efficient. Now let’s talk amenities and everything else you get out of this amazing deal. The trail. They have an amazing green space with a circular trail that wraps around an even bigger green space overlooking the lake. Beautiful landscape. Just a simple morning walk looks stunning. That trail also connects to the Rowlett creek! So much space for physical activity while admiring gorgeous views. There’s also a fire place overlooking that lake. The gym and the club room are always kept clean. Although the gym could have more machines, it still has a diverse collection. The club room has its own wifi, coffee machine, coffee shop style seating, a pool table, a great kitchen, 3 TVS, and so much more. The club room connects to the pool which is also overlooking the lake. There’s resort style seating and a grill! Apartments with this level of luxury go for at least $2200 (for a 2B2B) in places like Plano or closer to uptown/downtown Dallas, and they usually never offer everything else this place does. You do the math. The few downsides I’ve experienced I think are not directly related to the complex, but are rather mishaps you can encounter anywhere. Neighbors are a hit or miss, in terms of level of entitlement, cleanliness, friendliness. But duh, that’s everywhere. Our floor had an ongoing roach problem, but pest control did consistent visits. I don’t think what they used helped though. Pro tip: use food grade diatomaceous earth powder, and they won’t step foot in your apartment again! That’s what worked for me. If you don’t have reserved parking, it’s pretty hard to find if you come home late. At least a spot close to your building. I got reserved parking recently and it made things much easier. It’s also not gated, so just be extra cautious with locking your car and what you leave inside of it. All in all, I think it’s an amazing place to live. The things I’ve listed aren’t even everything I love here! You just cant beat the price. Very grateful!

kynzi gumm ★★★★★ Jan 2026

Marco who is head of maintenance here at The Domain is absolutely wonderful! Him and his crew are extremely efficient in getting all the request done in a timely manner. They are all very kind, thank you Marco for fixing my dryer :)

Eve Omoregie ★★★★★ Jan 2026

I have live here for about 8months and I love it. If you need anything done for you literally speak to Renee Thompson. She is best, . She has a heart to help and proffer solution and very soft spoken. Thank you for all you do Renee

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Data Sources

Apify Google Places (Scraper)
Last updated: Feb 26, 2026 9 fields
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