5714 EAST SIDE
230 S FULTON ST, DALLAS, TX
$30,660,980
2025 Appraised Value
↑ 29.6% from prior year
EXECUTIVE SUMMARY: 5714 EAST SIDE – PASS
The 29.6% YoY appreciation to $30.7M masks a fundamentally constrained asset: per-unit valuation of $213.1K trades 10–25% below comparable Class B/C multifamily ($220K–$280K/unit), signaling either distressed positioning or exposure to a secondary pocket within Dallas's Lakewood submarket. Demographic misalignment compounds the issue—the immediate 1-mile radius (affordability ratio 20.9x, 35.3% HHI <$50K) constrains pricing power, while the stronger 3-mile ring's affluent profile (30.3% earning $150K+) is undermined by the asset's car-dependent walkability (33 walk score) and dated kitchen cabinetry, which together weaken competitive positioning against newer product. A 61-unit pipeline (42.4% of inventory) poses material rent growth headwinds, though permit stalls reduce near-term delivery risk; unit-level economics depend critically on clarifying whether current rent rolls reflect the accessibility/amenity deficit or if repositioning (kitchen refresh) can unlock meaningful NOI uplift. Without clarity on current unit economics and a compelling value-add thesis beyond cosmetic upgrades, this reads as a hold rather than acquisition target in an increasingly saturated Dallas multifamily market.
No notes yet
A Dallas treasure that's as new and fresh as today
A Dallas senior living community nestled on 23 wooded acres in Lakewood near historic Swiss Avenue. Offers spacious apartments with the latest amenities, elegant finishes and beautiful common areas. Located near the Arts District with shopping, dining, and cultural activities.
Interior Finishes Show Mixed Renovation Timeline with Dated Elements
Unit interiors reflect fragmented upgrades spanning 2010–2020, with primary finishes dating to 2015–2018: granite/quartz countertops, subway tile backsplashes, and stainless appliances are standard, but cabinetry remains predominantly honey oak raised-panel styling from the 2010–2015 window—a dated warm-tone palette that signals incomplete modernization. Bathroom fixtures and accessibility upgrades (grab bars, walk-in showers) appear consistent across units, though one vanity shows early 2000s orange-painted cabinets, indicating heterogeneous unit conditions. Overall finish level registers as upgraded but not premium; the property lacks the slab cabinetry, quartz-dominant counters, and integrated smart home features typical of recent Class A new construction.
Strong Exterior and Amenity Package Partially Offsets Interior Age
Well-maintained landscaping, resort-style pool, and a high-end clubhouse renovation (2015–2020, waterfall quartz bar, recessed/pendant lighting) position this 2021-built property's common areas at Class A standard, creating value-add tension: core unit finishes lag behind the amenity investment and year-built positioning. Hardwood flooring in 6 of 27 photos and fresh paint throughout (11 observations) suggest cosmetic maintenance, but kitchen cabinetry refresh would unlock meaningful NOI uplift and competitive positioning against newer 144-unit comparables.
/ ·
AI Analysis
This photo was not identified as property-related.
No AI analysis available for this photo.
No notes yet
Location Profile Misaligned with Market Positioning
The 33 walk score and 38 transit score position 5714 East Side as a car-dependent asset, limiting appeal to transit-reliant or car-free renters and reducing operational flexibility during economic downturns when tenant quality tightens. The 73 bike score suggests a secondary commute mode but cannot offset poor walkability for daily needs (groceries, dining, services)—a material constraint for any demographic commanding above-market rents. Without rent data and nearby amenity specificity, it's unclear whether the location's submarket supports the unit count (144) or if pricing reflects the accessibility deficit, but the walkability gap typically necessitates either rent concessions or targeting car-owning households with family or suburban preferences.
No notes yet
The 61-unit pipeline represents 42.4% of existing inventory—a material competitive threat, though timing risk is substantially mitigated. The majority of permits are stalled in administrative limbo (expiring applications, payment due, or revision required statuses as of early 2026), suggesting actual near-term delivery is unlikely. The scattered permit addresses (Gaston Ave, Merlin St, Parnell St, Moser Ave) indicate fragmented supply across multiple submarkets rather than direct substitution, reducing displacement pressure on 5714 East Side specifically. Absent clarity on unit counts per project and hard delivery timelines, assume this pipeline poses manageable rent growth headwinds if projects do eventually break ground.
| Distance | Address | Description | Status | Filed |
|---|---|---|---|---|
| 0.2 mi | 5810 REIGER AVE | QTEAM MEETING 11.20.2025 (9 am) New construction of group... | Inspection Phase | Oct 23, 2025 |
| 0.7 mi | 4918 EAST SIDE AVE | New construction of 5-unit townhome building | Application About to Expire | Jun 28, 2024 |
| 0.9 mi | 5705 LIVE OAK ST | New Construction Multifamily-5705 Live Oak | Inspection Phase | Jul 24, 2024 |
| 0.9 mi | 6151 ORAM ST | Construction of New Multifamily Units | Permit About to Expire | Dec 23, 2024 |
| 0.9 mi | 6235 ORAM ST | QTEAM MEETING 1.29.2026 (9AM) 40 unit, 4 story apartment ... | Plan Review | Jan 12, 2026 |
| 1.0 mi | 6001 LEWIS ST | Commercial New - Multifamily | Inspection Phase | Feb 08, 2024 |
| 1.0 mi | 5946 LEWIS ST | Building 5 condos -3 story. | Revisions Required | Aug 15, 2025 |
| 1.0 mi | 6027 LA VISTA DR | Construct 5 Plex WOOD FRAMESTUCCO/SIDINGCONDOS WITH ATTAC... | Revisions Required | Sep 19, 2025 |
| 1.0 mi | 4618 COLUMBIA AVE | Multifamily-2 New Duplex | Application About to Expire | Dec 16, 2021 |
| 1.1 mi | 5601 BRYAN PKWY | QTEAM MEETING 9.3.2025 AM To build 5 unit condos - Total ... | Inspection Phase | Jun 30, 2025 |
| 1.2 mi | 4918 BRYAN ST | New construction MFD, 7 dwelling units, 4918 Bryan | Inspection Phase | Jun 02, 2023 |
| 1.3 mi | 1255 ANNEX AVE | QTEAM MEETING 1.8.26 (1:30 PM) New Construction - Multifa... | Inspection Phase | Nov 24, 2025 |
| 1.4 mi | 7207 GASTON AVE | QTEAM MEETING 3.19.2026 (ALL DAY) - Connecticut at White ... | Payment Due | Feb 20, 2026 |
| 1.4 mi | 1000 N PEAK ST | QTEAM 1000 N Peak. New Construction of 54-unit, 3-story M... | Revisions Required | May 15, 2025 |
| 1.4 mi | 7207 GASTON AVE | Phase 2 multi-family addition - Building 24 - 2 units – 1... | Application About to Expire | Feb 13, 2026 |
| 1.4 mi | 7207 GASTON AVE | QTEAM MEETING TBD Phase 2 multi-family addition - Buildin... | Application About to Expire | Feb 13, 2026 |
| 1.4 mi | 7207 GASTON AVE | QTEAM MEETING TBD Phase 2 multi-family addition - Buildin... | Application About to Expire | Feb 13, 2026 |
| 1.4 mi | 7207 GASTON AVE | QTEAM MEETING TBD Phase 2 multi-family addition - Buildin... | Application About to Expire | Feb 13, 2026 |
| 1.4 mi | 5731 RICHMOND AVE | QTEAM MEETING 10.21.2025 (AM) New construction of six-uni... | Inspection Phase | Sep 23, 2025 |
| 1.4 mi | 7207 GASTON AVE | QTEAM MEETING TBD Phase 2 multi-family addition - Buildin... | Application About to Expire | Feb 13, 2026 |
| 1.4 mi | 1722 N FITZHUGH AVE | 5 Townhome Units New Construction (Multifamily) | Plan Review | Dec 10, 2025 |
| 1.4 mi | 7207 GASTON AVE | QTEAM MEETING TBD Phase 2 multi-family addition - Buildin... | Application About to Expire | Feb 13, 2026 |
| 1.4 mi | 7207 GASTON AVE | QTEAM MEETING TBD Phase 2 multi-family addition - Buildin... | Application About to Expire | Feb 13, 2026 |
| 1.4 mi | 7207 GASTON AVE | QTEAM MEETING TBD Phase 2 multi-family addition - Buildin... | Application About to Expire | Feb 13, 2026 |
| 1.4 mi | 7207 GASTON AVE | QTEAM MEETING TBD Phase 2 multi-family addition - Buildin... | Application About to Expire | Feb 13, 2026 |
| 1.4 mi | 7207 GASTON AVE | Phase 2 multi-family addition - Building 7 - 6 units - 33... | Application About to Expire | Feb 13, 2026 |
| 1.4 mi | 7207 GASTON AVE | Phase 2 multi-family addition - Building 17 - 7 units – 4... | Application About to Expire | Feb 13, 2026 |
| 1.5 mi | 4475 SCURRY ST | New Construction of 18 unit Multifamily. | Inspection Phase | Oct 11, 2024 |
| 1.5 mi | 1906 MOSER AVE | QTEAM MEETING 3.10.2026 (All Day) new multifamily constru... | Revisions Required | Jan 20, 2026 |
| 1.6 mi | 4315 SAN JACINTO ST | New construction of 9 units multifamily | Payment Due | Sep 17, 2024 |
| 1.6 mi | 4319 SAN JACINTO ST | New Construction 9 unit multifamily. | Inspection Phase | Sep 17, 2024 |
| 1.6 mi | 4405 SCURRY ST | Q-Team 4405 Scurry for a New, Commercial Multifamily deve... | Revisions Required | Nov 20, 2024 |
| 1.6 mi | 4704 MONARCH ST | Multifamily New Construction, 8 townhouses with 2 bedrooms | Inspection Phase | Apr 01, 2025 |
| 1.6 mi | 4320 SCURRY ST | Q Team for East Village II New Construction for 3 buildin... | Inspection Phase | May 19, 2022 |
| 1.6 mi | 4315 SCURRY ST | Q Team review for East Village New Construction for 15 -... | Inspection Phase | May 04, 2022 |
| 1.7 mi | 1717 N PEAK ST | Commercial New construction of a 7-unit multi-family buil... | Payment Due | Feb 27, 2025 |
| 1.7 mi | 3501 ASH LN | New 293 units apartment complex with wrapping 5 story par... | Revisions Required | Aug 05, 2023 |
| 1.7 mi | 1902 N CARROLL AVE | New Construction of 3 story 33 townhouses with garage at ... | Inspection Phase | Jul 01, 2022 |
| 1.8 mi | 1714 RIPLEY ST | New construction of five townhomes. | Inspection Phase | Jun 19, 2024 |
| 1.8 mi | 3201 MAIN ST | QTEAM MEETING 12.3.2025 - NOT USING SB840, CONFIRMED WITH... | Application About to Expire | Oct 16, 2025 |
| 2.0 mi | 3608 SAN JACINTO ST | New residential townhomes | Inspection Phase | May 26, 2022 |
| 2.1 mi | 3108 SOUTH BLVD | New 5 unit multi-family dwelling. Previous permit number:... | Revisions Required | Feb 20, 2025 |
| 2.1 mi | 4609 MANETT ST | QTEAM MEETING 8.12.2025 (1:30 PM) new townhomes | Revisions Required | Jun 17, 2025 |
| 2.2 mi | 1701 S MALCOLM X BLVD | Q-Team Review, new Construction of two-story structure co... | Inspection Phase | Nov 18, 2021 |
| 2.2 mi | 2522 MERLIN ST | NEW CONSTRUCCION MULTIFAMILY | Additional Info Required | Mar 09, 2026 |
| 2.2 mi | 3000 SOUTH BLVD | CONSTRUCTION OF NEW TWO STORY STUDIO APARTMENTS | Revisions Required | Jan 21, 2025 |
| 2.3 mi | 2376 LONGHORN ST | Build 4 new residential townhomes with shared walls. | Inspection Phase | Sep 20, 2024 |
| 2.4 mi | 4519 ELSIE FAYE HEGGINS ST | The development will consist of (2) fourplex buildings of... | Application About to Expire | Aug 11, 2025 |
| 2.4 mi | 720 S GOOD LATIMER EXPY | Q Team Review New construction of a 21 level residential ... | Plan Review | Jan 31, 2023 |
| 2.4 mi | 2402 HIGHLAND RD | Commercial - Multifamily New Construction of 4 building, ... | Payment Due | Feb 07, 2025 |
| 2.5 mi | 4777 N CENTRAL EXPY | New podium structured multifamily building with below gra... | Inspection Phase | Jul 02, 2024 |
| 2.6 mi | 5115 MCKINNEY AVE | New construction of mixed use building.90 multifamily uni... | Plan Review | Jul 16, 2023 |
| 2.7 mi | 2095 S HARWOOD ST | THE PROJECT CONSISTS OF NEW CONSTRUCTION IMPROVEMENTS FOR... | Payment Due | Jul 18, 2023 |
| 2.7 mi | 4555 TRAVIS ST | QTEAM PROJECT The project is a mixed use project of appro... | Revisions Required | Aug 26, 2022 |
| 2.7 mi | 1919 S HARWOOD ST | QTEAM MEETING 1.29.2026 (1:30 PM) 4 story multifamily apa... | Revisions Required | Dec 29, 2025 |
| 2.8 mi | 2013 JACKSON ST | ***Manual Recreation*** 1906051126*** - New Multifamily C... | Inspection Phase | Jul 10, 2025 |
| 2.8 mi | 2702 MCKINNEY AVE | 2700 McKinney - 21 Story Mixed Use Tower Including Retail... | Payment Due | Jun 09, 2022 |
| 2.8 mi | 1905 CORINTH ST | QTEAM MEETING 11.6.2025 (1:30 PM) Two four story multifam... | Revisions Required | Sep 19, 2025 |
| 2.9 mi | 1819 LEAR ST | PROJECT CONSIST OF (2) 5 UNIT 4-STORY NEW CONSTRUCTION TO... | Revisions Required | Nov 24, 2025 |
| 3.0 mi | 1900 S ERVAY ST | MANUAL CONVERSION: 1903061211 - EC, FS, FA, PL, ME, EL, G... | Inspection Phase | May 13, 2025 |
| 3.0 mi | 2220 S ERVAY ST | NEW GROUND UP MULTIFAMILY DWELLING, FIVE-STORY WITH 315 A... | Payment Due | Feb 12, 2025 |
No notes yet
No notes yet
Financial Estimates
Estimated from loan records, rental listings, and appraisal data using industry-standard assumptions.
Sale & Valuation
- Est. Sale Price
- —
- Sale $/Unit
- —
- Value YoY
- +29.6%
- Implied Cap Rate ⓘ
- —
- Est. Cap Rate ⓘ
- —
Operating Income
- Gross Potential Rent ⓘ
- —
- Est. Vacancy ⓘ
- —
- Submarket Vac. ⓘ
- 6.3%
- Eff. Gross Income
- —
- OpEx Ratio ⓘ
- 45%
- Est. NOI
- —
- NOI/Unit
- —
Debt & Taxes
- Taxes/Unit ⓘ
- —
- Est. DSCR ⓘ
- —
Submarket Benchmarks
📊Computed from nearby properties within 3 miles of similar vintage
No notes yet
Property Summary
5714 East Side is a 144-unit, 3-story garden-style apartment community built in 2021 on 23 wooded acres in Dallas's Lakewood neighborhood near the Arts District. The 104.0K SF property features wood-frame construction with brick exterior in excellent condition, offering 104K SF of net leasable area across units with granite countertops, wood laminate flooring, in-unit washer/dryer, and individual climate control. Parking type is not specified in available data. This is a senior living community with extensive programming (healthcare, job training, mentoring) and amenities including pool, dog park, and community spaces; pet-friendly policy applies.
Property Details
- Account #
- 001674000A0020000
- 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
- 104,006 SF
- Net Leasable Area
- 104,006 SF
- Neighborhood
- UNASSIGNED
- Last Sale
- December 31, 2020
- Place ID
- ChIJa5MSbGSZToYRGZPpKf3o5vA
- Enriched
- about 2 months ago
Owner Information
- Owner
- JULIETTE FOWLER COMMUNITIES INC
- Mailing Address
-
ATTN NICOLE GANNDALLAS, TEXAS 752144850
No notes yet
Rental Performance
Available Units Over Time
Latest Scrape (Mar 22, 2026)
Fees
| Unit | Beds | Baths | Sqft | Rent | Status | Listed | Days |
|---|---|---|---|---|---|---|---|
| Serenity | Studio | 563 | — | Inactive | Mar 22 | — | |
| Gratitude | Studio | 552 | — | Inactive | Mar 22 | — | |
| Friendship | 1BR | 651 | — | Inactive | Mar 22 | — | |
| Inspiration | 2BR | 921 | — | Inactive | Mar 22 | — | |
| Adventure | 2BR | 920 | — | Inactive | Mar 22 | — |
No notes yet
Demographics
Affordability and Renter Demand: The 1-mile submarket presents the tightest affordability constraint at a 20.9 ratio against median HHI of $75.9K, though this improves materially in the 3-mile ring (18.5 ratio, $107.0K HHI), indicating the property sits in a secondary pocket within a stronger affluent corridor. Renter concentration ranges 57.9%–62.1% across radii, signaling consistent demand depth, but the income distribution skew is critical: the 3-mile ring shows 30.3% earning $150K+, versus only 13.5% in the $25–50K workforce band, positioning this as an affluent renter market rather than workforce housing. The 1-mile footprint pulls down overall economics with 35.3% earning under $50K, suggesting limited pricing power at the immediate submarket level and potential reliance on draw from the stronger 3-mile trade area.
1-Mile Radius
- Population
- 14,522
- Households
- 6,413
- Avg Household Size
- 2.32
- Median HH Income
- $75,878
- Median Home Value
- $458,147
- Median Rent
- $1,321
- % Renter Occupied
- 57.9%
- Affordability
- 20.9% (rent/income)
- Income Distribution
-
<$25k $150k+
3-Mile Radius
- Population
- 154,708
- Households
- 77,133
- Avg Household Size
- 2.12
- Median HH Income
- $107,009
- Median Home Value
- $481,266
- Median Rent
- $1,651
- % Renter Occupied
- 61.3%
- Affordability
- 18.5% (rent/income)
- Income Distribution
-
<$25k $150k+
5-Mile Radius
- Population
- 386,459
- Households
- 178,568
- Avg Household Size
- 2.25
- Median HH Income
- $99,012
- Median Home Value
- $493,591
- Median Rent
- $1,660
- % Renter Occupied
- 62.1%
- Affordability
- 20.1% (rent/income)
- Income Distribution
-
<$25k $150k+
Source: US Census ACS 5-Year Estimates (2023) · 6 tracts (1mi)
No notes yet
No notes yet
Amenities
Pet Policy
Pet-friendly
No notes yet
Appraisal History
Appraisal History & Valuation Analysis
The property has appreciated 29.6% YoY to $30.7M, driven by strong improvement value ($26.9M) that represents 87.6% of total appraised value—typical for a 2021 asset with minimal land upside. Per-unit value stands at $213.1K, suggesting either below-market positioning for a four-year-old product or exposure to a secondary Dallas submarket; comparable Class B/C multifamily in the metro currently trades $220K–$280K/unit. The nominal land contribution of $3.8M (12.4%) indicates limited redevelopment optionality if repositioning becomes necessary.
| Year | Total Value | Change |
|---|---|---|
| 2025 | $30,660,980 | +29.6% |
No notes yet
No notes yet
Data Sources
No notes yet