MARKETPLACE AT LIBERTY CROSSING (TDHCA#22410)
6000 S IH 45, WILMER, TX
$31,483,180
2025 Appraised Value
↑ 10.1% from prior year
EXECUTIVE SUMMARY
Marketplace at Liberty Crossing presents a structural affordability mismatch that outweighs near-term operational strength: while the recently stabilized 2022 asset commands zero supply competition and achieves strong leasing metrics (5.0 Google rating, 83% 5-star reviews), its exurban Wilmer location (45+ minute commutes, Walk Score 17) combined with a workforce tenant base (71.8% earning $25K–$75K, 27.7% affordability ratio) creates downside vulnerability to economic cycles and debt service sensitivity typical of car-dependent secondary markets. The $31.5M valuation ($99.0K/unit) is entirely dependent on operating performance—land comprises just 4.3% of value, eliminating repositioning optionality. Demographics reveal renter concentration below market (36.5% in 1/3-mile radius, declining to 31.6% at 5 miles), signaling suburban homeownership preference that limits organic demand tailwinds; Google reviews show transactional leasing excellence but insufficient visibility into maintenance execution and operational depth. Absent rent roll data confirming pricing reflects the mobility penalty and without interior unit photography to validate Class B positioning, recommend watch-list status pending market rate benchmarking and operational deep dive on maintenance/compliance functions—the property is operationally sound but geographically constrained in a way that demands below-market risk adjustment.
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Luxury Living At Marketplace At Liberty Crossing
Discover the true definition of affordable living. Where modern comfort and amenities seamlessly merge with carefree living. This modern community will offer residents one, two, three, and four-bedroom units with great features and amenities. Just 20 minutes from Dallas, our location provides a peaceful retreat to the hustle and bustle of urban living.
Limited visibility restricts valuation assessment. Only one exterior photo analyzed across 318 units—insufficient to evaluate interior finishes, unit consistency, or amenity quality. The 2022 construction year conflicts with the estimated 2015 renovation date, suggesting either data error or misidentification. Garden-style layout with surface parking and contemporary finishes indicates likely Class B positioning, but without interior unit photography, value-add potential and competitive positioning cannot be assessed.
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AI Analysis
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This location is a mobility dead zone with no rental support. Walk Score of 17 and absent transit infrastructure eliminate non-car access to essential services; the Bike Score of 29 provides minimal utility. Wilmer's extreme exurban positioning (roughly 25 miles south of Dallas proper) means tenants face 45+ minute commutes to major employment centers, incompatible with the multifamily renter profile absent deep affordability positioning. Without rent data, we cannot confirm pricing reflects this structural disadvantage, but a 318-unit garden-style property in a car-dependent secondary market typically underperforms comparable urban/suburban assets by 15–25% on occupancy and rent growth, making debt service sensitive to economic downturns.
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Construction/Supply Analysis:
Zero pipeline exposure—0.0% of current inventory threatened by new construction in the submarket. No active permits or nearby projects within competitive range, eliminating near-term supply pressure on occupancy and rental growth. This insulation from new delivery timing provides pricing power through at least the next 24 months, assuming no material changes to local development activity.
No multifamily construction permits found within 3 miles
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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
- +10.1%
- Implied Cap Rate ⓘ
- —
- Est. Cap Rate ⓘ
- —
Operating Income
- Gross Potential Rent ⓘ
- —
- Est. Vacancy ⓘ
- —
- Submarket Vac. ⓘ
- —
- Eff. Gross Income
- —
- OpEx Ratio ⓘ
- 45%
- Est. NOI
- —
- NOI/Unit
- —
Debt & Taxes
- Taxes/Unit ⓘ
- $2,475/yr
- Est. DSCR ⓘ
- —
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Property Summary
Marketplace at Liberty Crossing is a 318-unit garden-style apartment community built in 2022 in Wilmer, TX with brick exterior and wood-frame construction across three stories; 370.1K SF gross building area with excellent condition ratings. The property offers one- to four-bedroom units with no disclosed parking type and no utilities included in rent. Pet policy allows up to two animals per unit with $500 non-refundable fees per pet plus $20/month per pet rent. Located 20 minutes southwest of Dallas, the property serves the affordable housing segment with a walk score of 17, indicating car-dependent positioning.
Property Details
- Account #
- 65153617010070100
- 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
- 370,139 SF
- Net Leasable Area
- 300,582 SF
- Neighborhood
- UNASSIGNED
- Last Sale
- September 15, 2022
- Place ID
- ChIJ_0cUskq_ToYRVMUjC8etad8
- Business Status
- Operational
- Enriched
- 3 months ago
Owner Information
- Owner
- MARKETPLACE TC II LP
- Mailing Address
-
FARMERS BRANCH, TEXAS 752348900
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Rental Performance
Available Units Over Time
Latest Scrape (Mar 25, 2026)
Fees
| Unit | Beds | Baths | Sqft | Rent | Status | Listed | Days |
|---|---|---|---|---|---|---|---|
| 1 Bedroom / 1 Bathroom | 1BR | 1 | 759 | — | Inactive | Mar 25 | — |
| 2 Bedroom / 2 Bathroom | 2BR | 2 | 999 | — | Inactive | Mar 25 | — |
| 3 Bedroom / 2 Bathroom | 3BR | 2 | 1,218 | — | Inactive | Mar 25 | — |
| Four Bedroom / Two Bath | 4BR | 2 | 1,218 | — | Inactive | Mar 25 | — |
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Demographics
Affordability and Income Fit
The 1- and 3-mile trade areas show identical metrics with a 27.7% affordability ratio against a $58.6K median household income, indicating rent levels are appropriately calibrated for the workforce tenant base. The income distribution clusters heavily in the $25K–$75K band (71.8%), confirming this is core workforce housing rather than an affluent renter market, with limited upper-income competition (6.0% earning $150K+).
Weak Urban Density and Renter Concentration
The 1- and 3-mile radii are identical—a data anomaly suggesting sparse urbanization—with only 36.5% renter occupancy, which is below-average for multifamily markets and indicates mixed owner/renter demand. The 5-mile expansion adds 11.4K residents but decreases renter penetration to 31.6%, signaling a suburban ring favoring homeownership over rentals.
Modest Growth Potential
The 5-mile radius shows marginal income lift ($61.2K vs. $58.6K) and higher home values ($149K vs. $115K), but the unchanged core density suggests limited demographic tailwinds. With low renter concentration and a 6-point income drop in the $50K–$75K cohort at 5 miles, absorption may rely on price competition rather than income-driven demand growth.
1-Mile Radius
- Population
- 7,673
- Households
- 2,486
- Avg Household Size
- 2.94
- Median HH Income
- $58,558
- Median Home Value
- $115,300
- Median Rent
- $1,354
- % Renter Occupied
- 36.5%
- Affordability
- 27.7% (rent/income)
- Income Distribution
-
<$25k $150k+
3-Mile Radius
- Population
- 7,673
- Households
- 2,486
- Avg Household Size
- 2.94
- Median HH Income
- $58,558
- Median Home Value
- $115,300
- Median Rent
- $1,354
- % Renter Occupied
- 36.5%
- Affordability
- 27.7% (rent/income)
- Income Distribution
-
<$25k $150k+
5-Mile Radius
- Population
- 19,049
- Households
- 5,586
- Avg Household Size
- 3.03
- Median HH Income
- $61,207
- Median Home Value
- $149,031
- Median Rent
- $1,368
- % Renter Occupied
- 31.6%
- Affordability
- 26.8% (rent/income)
- Income Distribution
-
<$25k $150k+
Source: US Census ACS 5-Year Estimates (2023) · 1 tracts (1mi)
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Amenities
Pet Policy
Limit 2 indoor pets per apartment. No exotic animals or aggressive breeds. Non-refundable pet fee of $500 for the first animal. $500 for each additional animal. Monthly rent $20 per pet.
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Appraisal History
The property appreciated 10.1% YoY to $31.5M, driven entirely by improvement value ($30.1M) rather than land appreciation ($1.3M). At $99.0K per unit, the valuation reflects a recently stabilized 2022 asset with minimal land value cushion—only 4.3% of total appraised value—indicating limited redevelopment optionality and heavy dependence on operational performance. Single-year data limits trend analysis, but the improvement-heavy structure is typical for new construction and leaves little margin for downside repositioning.
| Year | Total Value | Change |
|---|---|---|
| 2025 | $31,483,180 | +10.1% |
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Google Reviews
Rating trajectory and sentiment are sharply positive, driven primarily by leasing/management performance rather than property fundamentals. The 6-month average improved 70 basis points to 5.0, with 83% of reviews 5-star versus just 6.9% negative (1-2 star). However, the composition signals a leasing-heavy bias: recurring praise centers on named staff (Melissa, Crystal, Vanessa, Stephanie) and transaction speed, while operational concerns appear only in scattered 3-star reviews mentioning communication delays and dog waste management. The single operational complaint about maintenance responsiveness was actually positive. This pattern—overwhelmingly transactional satisfaction masking potential management depth issues—warrants operational due diligence on non-leasing functions before underwriting. A 318-unit portfolio with this review skew suggests strong street-level execution but limited insight into maintenance quality, lease compliance, or capital reserves management.
Rating Distribution
57 reviews total
Rating Trend
Reviews
Melissa was very kind and she explained everything throughly.
Owner response · Feb 2026
Hi Ebonee, Thank you so much for the 5-star review! We’re thrilled to hear that Melissa was so kind and took the time to explain everything thoroughly—this is exactly the welcoming experience we strive to provide. We’re so glad you felt supported and at home with us. – The Market Place at Liberty Crossing Team
Owner response · Jan 2026
Dear Tiandra, Thanks for being a part of the Market Place at Liberty Crossing family! We can’t wait to share your positive feedback with the rest of the team. We hope to continue to provide you with a quality experience. Market Place at Liberty Crossing, Property Manager, marketplacelibertycrossing@assetliving.com
The management team was so helpful Crystal and the head lady I can’t think of her name but they did an amazing job! I love the location, features inside apartment and even the outside. It was very clean. You ladies rock! Looking forward to seeing you often lol!
Owner response · Jan 2026
It's fantastic to hear that Crystal and the rest of our management team were able to provide you with such great service! We're also thrilled you're loving the location, apartment features, and cleanliness. We look forward to seeing you around too! Thank you for your kind words and positivity.
When I tell you that everyone in the office is SO AWESOME 🙌🏽 I left there feeling so sad because I thought I was gonna get in and then I got a call from them saying come back. They worked with getting me in there👏🏽👏🏽 and guess what I’m moving in 🙏🏽🙏🏽🙏🏽
Owner response · Jan 2026
We are overjoyed to hear about your positive experience with our office team! It's wonderful to know that you felt so welcomed and assisted during your visit. Welcome aboard, we’re thrilled to have you as a resident and hope you'll reach out if there's anything we can do for you in the future.
Good front office management and workers
Owner response · Jan 2026
We appreciate your kind words regarding our front office management and team members. Our staff takes great pride in delivering excellent service to our residents. Your feedback reaffirms the hard work we put in every day, so thank you for your kind words and recognition.
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Data Sources
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