WESTMORELAND STATION

2700 S WESTMORELAND RD, DALLAS, TX, 752331312

APARTMENT (FRAME EXTERIOR) Mid-Rise 248 units Built 2023 4 stories ★ 3.3 (68 reviews) 🚶 61 Somewhat Walkable 🚌 56 Good Transit 🚲 58 Bikeable

$69,742,800

2025 Appraised Value

↑ 136.7% from prior year

WESTMORELAND STATION – INVESTMENT OVERVIEW

Operational deterioration presents acute downside risk that outweighs the stability of a newly-built, debt-free asset. Westmoreland Station's $69.7M valuation and 248-unit scale suggest Class A potential, but Google review trends—a 50-basis-point decline to 3.1 stars over six months with 38% one-star ratings concentrated on management conduct and maintenance responsiveness—indicate systemic leadership failures driving resident churn rather than property-level defects. The workforce demographic profile (50% of households earn $25–$75K, 46.5% renter concentration) supports stable demand within a secondary Dallas submarket, but this demand floor is insufficient to offset management execution risk in a 2023-delivery asset where the entire value thesis depends on operational stability.

The absence of recorded debt and 11-year hold by an absentee individual investor suggest a stabilized buy-and-hold posture with limited refinancing pressure but equally limited seller motivation—creating a locked-in ownership structure unlikely to yield at market-clearing valuations. Incremental supply pressure (4 units, 1.6% pipeline) poses minimal near-term threat, though permits in early-stage review warrant 18–24 month monitoring. Unit-level renovation opportunity exists (builder-grade finishes, dated fixtures), but capturing that upside requires fixing the management and maintenance culture first.

Recommendation: Pass or watch-list only. The property lacks distressed pricing or value-add leverage sufficient to justify acquisition at stabilized valuations when tenant satisfaction is actively deteriorating. Revisit only if ownership turnover surfaces or management deterioration forces a fire-sale pricing reset.

AI overview · Updated 6 days ago
Abstract Notes

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Be Sure To Ask About Our Specials!

Westmoreland Station provides a combination of features and amenities to make your home - the perfect home! Be sure to check out all of our features and amenities as well as our spacious and luxurious floor plans.

Westmoreland Station trades modern construction vintage for dated finishes—a value-add opportunity if ownership chooses selective renovation. Despite 2023 delivery, bathrooms show builder-grade chrome fixtures and basic dome lighting consistent with original construction, while kitchen photos are absent from the analysis set. The property's garden-style architecture and surface parking lot position it as Class B, with neutral beige brick exterior in good condition but uninspired curb appeal. The absence of amenity documentation and sparse landscaping suggest minimal common area investment; unit-level renovation (particularly kitchens and bathroom fixtures) could drive NOI improvement without structural capital requirements.

AI analysis · Updated 21 days ago

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AI Analysis

Walk/transit/bike scores in the 56–61 range indicate car-dependent suburban positioning with modest multimodal utility—tenants will drive for most errands but have viable transit and cycling options for selective trips. The property's "Somewhat Walkable" designation suggests limited pedestrian-oriented retail and dining density immediately surrounding the asset, constraining appeal to transit-first renters and likely capping NOI upside from amenity-driven rent premiums. Without rent data, we cannot assess whether the location profile is priced appropriately; a score at this level typically supports workforce/middle-market rents rather than premium urban positioning, and any deviation warrants scrutiny of employment proximity and tenant demographics.

AI analysis · Updated 21 days ago
Distance Name Category
📍 6.3 miles from Downtown Dallas
Map Notes

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The 4-unit pipeline represents only 1.6% of Westmoreland Station's 248-unit base, posing minimal supply threat to near-term occupancy dynamics. However, the deteriorating submarket vacancy trend coupled with multiple permits in early-to-mid stage review (inspection phase or revisions required as of mid-2026) suggests incremental competitive pressure emerging over the next 18–24 months as projects advance. The clustering of permits within the immediate 9th/10th/12th Street corridor indicates direct micromarket competition rather than alternative submarket absorption, warranting close monitoring of inspection timelines for acceleration risk.

AI analysis · Updated 15 days ago
🏗️ 4 permits within 3 mi
2% pipeline
Distance Address Description Status Filed
0.3 mi 2925 SPRUCE VALLEY LN 52 Condos New Construction (Multifamily) Inspection Phase Apr 18, 2024
0.4 mi 2720 COOMBS CREEK DR Q Team - Coombs Creek Apartments New 4 story MFD project,... Inspection Phase Aug 18, 2023
2.4 mi 510 W 10TH ST QTEAM MEETING 6.4.2025 New construction of 24 unit multif... Inspection Phase May 12, 2025
2.9 mi 713 W 12TH ST NEW CONSTRUCTION, FOUR APARTMENTS TOTAL OF 1917 SQ. FT. Revisions Required Jun 18, 2024
Nearby Construction Notes

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Debt & Transaction History

Westmoreland Station lacks near-term refinancing pressure but presents limited leverage opportunity. The property carries no recorded debt despite $69.7M valuation, implying either all-cash ownership or unrecorded financing—unusual for a 2023-built 248-unit asset. An 11-year hold by an absentee individual investor with only one transaction since 2015 suggests a buy-and-hold strategy rather than repositioning appetite, reducing seller motivation. Without loan maturity dates or DSCR data, we cannot assess refinancing risk or debt servicing health. The clean deed chain (Grant Deed, no distress indicators) and stable ownership indicate a stabilized hold rather than a distressed exit opportunity.

AI analysis · Updated 21 days ago
Ownership Duration
11.1 years
Since Feb 2015
Transactions
1 recorded
Owner Type
Individual
Absentee owner
Owner Mailing Address
1500 MARILLA ST # 6CN, DALLAS, TX 75201-6318

🏛️ TX Comptroller Entity Data

Beneficial Owner
City Of Dallas Housing Fina high
via officer match
Registered Agent
Kyle J. Hines
1500 MARILLA STREET, 6CN, DALLAS, TX, 75201
Officers / Directors
City Of Dallas Housing Fina — GENERAL MA
Entity Mailing Address
1500 MARILLA ST # 6CN, DALLAS, TX, 75201
State of Formation
TX
SOS Status
INACTIVE
February 03, 2015 Resale Grant Deed
Buyer: A S 131 Westmoreland Ave Glenf, from 2700 Westmoreland Partners Llc
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
Sale $/Unit
Value YoY
+136.7%
Implied Cap Rate
Est. Cap Rate

Operating Income

Gross Potential Rent
Est. Vacancy
Submarket Vac.
3.7%
Eff. Gross Income
OpEx Ratio
50%
Est. NOI
NOI/Unit

Debt & Taxes

Taxes/Unit
Est. DSCR

Submarket Benchmarks

📊

Computed from nearby properties within 3 miles of similar vintage

Submarket Cap Rate
Price/Unit Benchmark
$46,826
Rent/SF
$2.24/sf
Financial Estimates Notes

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Property Summary

Westmoreland Station is a 248-unit, four-story wood-frame mid-rise completed in 2023 with 252.5K sf of net leasable area and excellent condition throughout. The property features a 73.3% efficiency ratio (NLA/GBA of 252.5K/344.8K) typical of newer construction, though specific finishes and parking details are not disclosed in available data. Located in Dallas with a Walk Score of 61, the asset sits in a moderately walkable submarket. Utility billing structure and pet policies are not documented.

AI analysis · Updated 21 days ago

Property Details

Account #
00000513709000000
Market
Dallas County, TX
Building Class
APARTMENT (FRAME EXTERIOR)
Building Style
Mid-Rise
Construction
D-WOOD FRAME
Quality
EXCELLENT
Condition
EXCELLENT
Stories
4
Gross Building Area
344,801 SF
Net Leasable Area
252,512 SF
Neighborhood
UNASSIGNED
Last Sale
July 20, 2021
Place ID
ChIJHz0fZrObToYROPZcRWH10kk
Business Status
Operational
Enriched
about 2 months ago

Owner Information

Owner
DHFC ART HOUSE LOFTS
Mailing Address
LANDOWNER LLC
DALLAS, TEXAS 752016318
Property Notes

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Rental Performance

Submarket Rent Growth
📊 Nearby properties
Vacancy Trend
Deteriorating
📊 RentCast zip-level data
Submarket Rent/SF
$2.24/sf
📊 Nearby properties

Rent Trends

Estimated Occupancy

Estimated from listed vacancies vs total units

Asking Rent Range

Min/avg/max asking rents from property website

Available Units Over Time

Latest Scrape (Mar 25, 2026)

Rent Range
$1,042 – $1,042
Avg: $1,042
Available
4 units

Fees

Application: Admin: Pet Deposit: Pet Rent Monthly:

Concession Details

  • Be sure to ask about our specials
  • Specials available - see office for details
🏠 0 active listings | Trend: No data
Unit Beds Baths Sqft Rent Status Listed Days
1BR 1 729 $1,042 Inactive Mar 25
Mar $1,042
Two Bedroom / Two Bath 2BR 2 1,164 Inactive Mar 25
Three Bedroom / Two Bath 3BR 2 1,326 Inactive Mar 25
Rental Notes

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Demographics

Affordability and Demand Drivers

The 1-mile submarket presents a tight affordability profile at 28.8%, suggesting Westmoreland Station targets workforce renters (50.0% of households earn $25–$75K) rather than affluent cohorts—a demand floor supported by 46.5% renter concentration. The 3-mile radius shows material income lift (median $60.4K vs. $54.9K at 1-mile) with improved affordability at 24.5%, indicating the property sits on the margin between workforce and middle-income rental demand. The 5-mile periphery reverts to 47.9% renter occupancy and 26.4% affordability, suggesting this is a broad, renter-dense secondary market rather than an urban core play—stable but undifferentiated demand. Income distribution is left-skewed across all radii (50%+ earn under $75K), confirming the property operates in workforce multifamily, not Class A.

AI analysis · Updated 21 days ago

1-Mile Radius

Population
21,935
Households
6,478
Avg Household Size
3.37
Median HH Income
$54,907
Median Home Value
$182,820
Median Rent
$1,319
% Renter Occupied
46.5%
Affordability
28.8% (rent/income)
Income Distribution
<$25k $150k+

3-Mile Radius

Population
135,613
Households
45,717
Avg Household Size
3.05
Median HH Income
$60,363
Median Home Value
$232,915
Median Rent
$1,234
% Renter Occupied
43.1%
Affordability
24.5% (rent/income)
Income Distribution
<$25k $150k+

5-Mile Radius

Population
272,221
Households
95,457
Avg Household Size
2.94
Median HH Income
$57,585
Median Home Value
$226,865
Median Rent
$1,265
% Renter Occupied
47.9%
Affordability
26.4% (rent/income)
Income Distribution
<$25k $150k+

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

Demographics Notes

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Unit Mix Notes

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Amenities Notes

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Appraisal History

Westmoreland Station's $69.7M appraisal reflects a 136.7% year-over-year jump, likely capturing full stabilization value for a newly delivered 2023 asset rather than genuine market appreciation. At $281.1K per unit, the valuation sits squarely in new-construction territory, with improvements consuming 98.2% of value—typical for a Class A product with minimal redevelopment optionality. The negligible land basis ($1.3M, or 1.8% of total value) indicates limited value capture from the ground lease or fee position and suggests upside is locked into operational performance, not future conversion or repositioning.

AI analysis · Updated 21 days ago
Year Total Value Change
2025 $69,742,800 +136.7%
Appraisal Notes

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Google Reviews

Rating deterioration and systemic management failures undermine investment thesis. The 50-basis-point six-month decline (3.6% to 3.1%) combined with a polarized distribution—38% one-star, 44% five-star—signals operational inconsistency rather than property-level issues. Negative reviews cluster heavily on leasing staff conduct (rudeness, poor communication, discriminatory practices alleged) and maintenance responsiveness gaps (ceiling mold, pest infestation, delayed repairs), while maintenance technicians themselves receive consistent praise. The concentration of one-star reviews citing management communication breakdowns and corporate non-responsiveness points to leadership/oversight failures that drive resident churn risk; the property's physical condition appears secondary to operator execution. This contradicts a value-add thesis dependent on stable management capture.

AI analysis · Updated 6 days ago

Rating Distribution

5★
30 (45%)
4★
5 (8%)
3★
2 (3%)
2★
3 (5%)
1★
26 (39%)

66 reviews total

Rating Trend

Reviews

Ajazzia Pope ★☆☆☆☆ Feb 2026

I’ve been leasing for about 2 years now and I just want to say please do not waste your time. The apartments are RAN down theirs trash everywhere clothes on the stair wells and etc. What I can say is the maintenance team is the best at cleaning it up but within a hour of them cleaning it’s literally back filthy. The halls are filthy, the outside parking lot literally everywhere. They just contacted me stating that my rent would increase without me showing proof of income when these are supposed to be income based apartments. When I originally moved in the base rent was 1,100 but they pushed my rent to 1,329 for some reason. Year 2 it went to 1389 …now 2026 saying the rent will now be 1508 like are yall pulling the prices out your but ?? I’m saying this to say these apartments are not worth 1500 not even a $1 I’d rather sleep in my car .. SPEAKING of my car someone stole my keys from my apartment door while putting the groceries up went to parking lot found my car and stole it. My neighbors across from me had cameras to catch the person but didn’t allow me access ( suspicious) the leasing office did NOTHING. ALSO WHEN I FIRST MOVED IN THEY SPELLED MY NAME COMPLETELY WRONG ON MY LEASE SO I HAD TO USE MONEY ORDERS TO PAY RENT … THEY THEN CONTACTED ME FORCING ME TO SIGN A NEW LEASE OR ID HAVE 30 days to move as if it was my fault ??? All that paper work we did to move in going charge by charge to see who’s sending me money what deposit is what.. writing out every charge taking homework so that I can move here just for them to call 7 years later about an approval. IF I COULD GIVE these apartments 0 stars I would. ALSO PEOPLE SALE 🍃🍃🍃 IN THE PARKING LOT.

Owner response · Feb 2026

Hello Ajazzia Pope, Resident satisfaction is always a top priority at Westmoreland Station. We strive to provide the best service and quality of living. We would appreciate the opportunity to speak with you to properly address your concerns. Please contact our property manager at +1 214-531-6540 at your convenience.

Marsha brown ★★★★★ Local Guide Feb 2026

The Westmoreland Station Apartments staff is AWESOME!!!!! Darrel and Laura are so polite. Customer service is totally out of this world. Please come and join our community. MABB

Owner response · Feb 2026

Hello Marsha brown, Thank you very much for the wonderful rating! We greatly appreciate your feedback and vote of confidence. Serving you and the Dallas community with stellar service is our top priority.

Chasity W!th Lov3 ★★☆☆☆ Feb 2026

First and foremost Maintenance gets 5 stars they are undervalued. Great team!! Been here 2 years and just switched from a 1 bedroom to a 2 bedroom. I do not understand how it could take them so long to approve ya move. They are in all your financial information and want to why anyone sends you a dollar. You give them this information months in advance and you’re still not approved by your move in date. It’s always come back and bring more bank statements and check stubs. I was told I would be moving into one unity went and saw it them the first comes and they switch it. I didn’t move until the 3rd of the month. They moved me into a unit that a previous tenant had just moved out of. Carpet dirty no new paint. Everything dirty. Saw roaches in the apartment. I emailed the manager and saw him the next day. They tried to gaslight me and tell me the apartment just passed an inspection forming housing previously. He also stated the late he should’ve walked the unit. He went to the unit with and said he didn’t see the problem cause people do live in apartments before you. He didn’t really to have the carpet cleaned or changed, but he reluctantly did. However, he said I would be charge! How? I clean the whole apartment the previous tenants left some stains that I could not get up. The hot water was also out and when I notified the manager he got irritated and asked if I can talk to someone else besides him because he had a deadline, when there was no one else, but him because Laura was on the phone. I had mail that was still sent to the old unit the manager once again got annoyed when I asked if I could get it. He stated some one lives and the unit now and when they gave him my mail and he just sent it back.. Why would he do that when I still live on the property.

Owner response · Feb 2026

Thank you for bringing this to our attention, Chasity W!th Lov3. We would like to learn more about your experience and work towards a solution. Please contact us directly so we can better address your concerns +1 214-531-6540.

Mark Allen Bardwell ★★★☆☆ Local Guide Jan 2026

Owner response · Jan 2026

We apologize if we did not meet your standards and we want to hear more about your experience. Please contact us directly so we can learn more and work on improving our services.

Bebe Darby ★☆☆☆☆ Dec 2025

Went here for a tour the leasing agent didn’t greet me,didn’t smile,wasn’t friendly at all!!!! She also told me they didn’t have anything to show. Ok cool….I went to get a cashier check to apply because they don’t take regular money orders. I went back I asked if I could email her my documents she said no I would have to go print them out and bring them back. The entire process was NOT FRIENDLY SHE ACTED AS IF SHE DIDNT WANT TO BE THERE. I applied days ago no call or email!!!!! If you’re not friendly and dislike talking to people you shouldn’t work in the apartment field! Would have give zero stars!!!!!!!!!

Owner response · Dec 2025

Bebe Darby, We apologize for any issues you may have encountered during your stay at Westmoreland Station. Our team is committed to ensuring our residents have a positive living experience. Please reach out to us directly so we can discuss how we can improve your experience and better serve future residents.

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Reviews Notes

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Data Sources

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

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