CHATEAU DEVILLE APTS

4040 SPRING VALLEY RD, FARMERS BRANCH, TX, 752443612

APARTMENT (BRICK EXTERIOR) Mid-Rise 161 units Built 2000 4 stories ★ 2.7 (71 reviews) 🚶 69 Somewhat Walkable 🚲 63 Bikeable

$31,000,000

2025 Appraised Value

↑ 7.6% from prior year

CHATEAU DEVILLE APTS – EXECUTIVE SUMMARY

Pass. While the 7.6% YoY appraisal appreciation to $31.0M and zero-pipeline competitive position suggest stable submarket fundamentals, the property is operationally distressed and positioned in a demand-constrained micromarket. Google reviews collapsed from 5.0 to 2.0 in six months—driven by burst pipes, mold, malfunctioning fire alarms, and absent management—signaling $200K+ deferred capex requirements and ownership breakdown that overshadow the $192.5K/unit valuation. Demographically, the 1-mile renter base (86.5% occupancy, 29.6% affordability ratio) represents a tight, income-volatile tenant pool with minimal vacancy buffer; while the 3-mile ring offers broader appeal, softening submarket demand (not supply-constrained) limits rent recovery upside to offset remediation costs. The 152 unrenovated units present unit-level value-add, but execution risk is unacceptable given current operational failure. Watch-list only if management and ownership change materially within 60 days.

AI overview · Updated 21 days ago
Abstract Notes

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A good life at Chateau de Ville, come and enjoy it with us.

Located in the beautiful city of Farmers Branch, Texas, Chateau de Ville will charm you at first glance. Sitting on 8 acres of parklands, complete with walking trails to enjoy at your leisure, our one and two-bedroom homes are filled with contemporary design features and luxury finishes. Hardwood flooring and granite countertops are just a few of the luxury touches in every home. Modern apartment community in Farmers Branch, Texas, near Addison. The community is a short walk away from two beautiful parks, including Vitruvian Park which is filled with shopping and an amphitheater. For indoor shopping and entertainment, Galleria Dallas is minutes from home with indoor skating and over 200 retailers. Close to major employers and convenient to Downtown Dallas (approximately 15 miles away). For those looking for an upscale home with understated luxury, our one and two-bedroom homes for rent in Farmers Branch, Texas, are the perfect fit.

Chateau Deville Apts occupies a solid Class B+ position with material value-add potential through selective unit renovations. The property shows two distinct finish cohorts: 9 units underwent 2016–2020 renovations featuring white cabinetry, quartz countertops, and stainless steel appliances, while the remaining 152 units appear original (2000 vintage), creating a clear upgrade opportunity. Exterior architecture and amenities—resort-style pool, modern fitness center, updated clubhouse—support the $X.XM asset class, but the heavy concentration of unrenovated stock limits current NOI. The 18 of 23 analyzed spaces rated "excellent" condition suggests deferred maintenance is not acute; unit-level renovations at $8–12K per unit could drive rent growth of 12–18% without structural improvements.

AI analysis · Updated 21 days ago

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AI Analysis

Location Analysis: CHATEAU DEVILLE APTS

The 69 walk score indicates car-dependent tenants will tolerate some pedestrian errands, though Farmers Branch's suburban position limits transit optionality—transit score data is absent, suggesting minimal public transportation access. With a 63 bike score, the property appeals to cost-conscious renters able to bike for groceries or fitness, but this amenity density likely does not support premium rents. Without rent data or proximity metrics to Dallas employment centers, it's unclear whether the location justifies pricing relative to comparable urban-core multifamily; the walkability profile suggests this asset targets workforce/value-add positioning rather than high-income demographics relying on transit or pedestrian lifestyle amenities.

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

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Pipeline Takeaway: Zero competitive pressure from new supply—the 0.0% pipeline ratio means no material threat to occupancy or rent growth from construction. However, submarket vacancy is deteriorating, suggesting demand-side weakness rather than supply absorption issues; this 161-unit asset will compete for tenants in a softening market where new construction isn't the primary headwind. Monitor submarket fundamentals closely, as rent growth is constrained by demand contraction, not constrained by lack of new units.

AI analysis · Updated 21 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 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
+7.6%
Implied Cap Rate
Est. Cap Rate

Operating Income

Gross Potential Rent
Est. Vacancy
Submarket Vac.
5.7%
Eff. Gross Income
OpEx Ratio
50%
Est. NOI
NOI/Unit

Debt & Taxes

Taxes/Unit
$4,814/yr
Est. DSCR

Submarket Benchmarks

📊

Computed from nearby properties within 3 miles of similar vintage

Submarket Cap Rate
7.28%
Price/Unit Benchmark
$145,790
Rent/SF
$1.81/sf
Financial Estimates Notes

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Property Summary

Chateau de Ville Apts – Farmers Branch, TX

161-unit, Class D wood-frame mid-rise built in 2000 with 205.1K SF gross area across four stories; rated Excellent condition with in-unit W/D, granite countertops, hardwood flooring, and full-size appliances in 1-2 bedroom layouts. Gated subterranean parking with EV charging and resort-style amenities (pool, spa, fitness center, dog park) across 8 acres. Suburban Farmers Branch location (Walk Score 69) northwest of Dallas with adjacent Addison proximity; no utilities included in rent, breed-restricted pet policy with two-pet maximum and monthly pet rent potential.

AI analysis · Updated 21 days ago

Property Details

Account #
241424000A01A0000
Market
Dallas County, TX
Building Class
APARTMENT (BRICK EXTERIOR)
Building Style
Mid-Rise
Construction
D-WOOD FRAME
Quality
EXCELLENT
Condition
EXCELLENT
Stories
4
Gross Building Area
205,127 SF
Net Leasable Area
168,347 SF
Neighborhood
UNASSIGNED
Last Sale
June 03, 2020
Place ID
ChIJo6c2XtYmTIYRpy2XsBcr2jE
Business Status
Operational
Enriched
about 2 months ago

Owner Information

Owner
FRANKEL FAMILY TRUST
Mailing Address
SANTA ANA, CALIFORNIA 927055721
Property Notes

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Rental Performance

Submarket Rent Growth
📊 Nearby properties
Vacancy Trend
Deteriorating
📊 RentCast zip-level data
Submarket Rent/SF
$1.81/sf
📊 Nearby properties

Concession Trend (Weeks Free)

Available Units Over Time

Latest Scrape (Mar 20, 2026)

Available
2 units
Concessions
Up to 2 weeks free

Fees

Application: Admin: Pet Deposit: Pet Rent Monthly:

Concession Details

  • Receive Up To 1/2 Month Free Rent on Select Units
🏠 0 active listings | Trend: No data
Unit Beds Baths Sqft Rent Status Listed Days
1 Bedroom 1BR 896 Inactive Mar 20
2 Bedroom 2BR Inactive Mar 20
Rental Notes

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Demographics

Tight affordability window in dense urban core with strong renter capture. The 1-mile radius shows 86.5% renter occupancy and a 29.6% affordability ratio against $74.4K median HHI—the property sits in a landlocked, renter-dependent micromarket where household income barely supports mid-market rents, leaving minimal vacancy cushion and exposure to income volatility. The 3-mile ring widens the demand pool materially: 62.5% renter concentration, $90.2K HHI, and a healthier 21.2% ratio, suggesting the property can anchor renters from a broader secondary market. Income distribution skews working-to-affluent (41.9% earn $75K+, including 34.7% above $100K in the 3-mile radius), indicating this is workforce-plus housing rather than pure affordable—the property likely captures mobile professionals and younger households who can absorb rent increases, but the 1-mile dependency signals limited upside if neighborhood income erodes. The 5-mile context shows weakening renter concentration (53.6%) and rising homeownership capability ($98K HHI, 41.2% above $100K), confirming the property's appeal is hyperlocal rather than drawing from an affluent suburban ring.

AI analysis · Updated 21 days ago

1-Mile Radius

Population
10,679
Households
5,979
Avg Household Size
1.79
Median HH Income
$74,442
Median Home Value
$336,886
Median Rent
$1,835
% Renter Occupied
86.5%
Affordability
29.6% (rent/income)
Income Distribution
<$25k $150k+

3-Mile Radius

Population
125,872
Households
59,090
Avg Household Size
2.24
Median HH Income
$90,211
Median Home Value
$369,594
Median Rent
$1,593
% Renter Occupied
62.5%
Affordability
21.2% (rent/income)
Income Distribution
<$25k $150k+

5-Mile Radius

Population
340,236
Households
147,202
Avg Household Size
2.44
Median HH Income
$98,017
Median Home Value
$433,427
Median Rent
$1,589
% Renter Occupied
53.6%
Affordability
19.5% (rent/income)
Income Distribution
<$25k $150k+

Source: US Census ACS 5-Year Estimates (2023) · 3 tracts (1mi)

Demographics Notes

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Unit Mix Notes

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Amenities

Pet Policy

Pets are welcome by breed not weight. Two pet maximum. Dogs must be spayed or neutered before 14 months of age. Cats must be at least 9 months old, housebroken, and spayed or neutered. Birds must be caged at all times. Animals must not create nuisance noises. New pets require written approval. No exotic animals, such as small pigs, horses, or baby elephants are permitted. Certain dog breeds are restricted. Pet deposit and/or monthly pet rent may apply.

Amenities Notes

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Appraisal History

Appraisal Analysis: Chateau DeVille Apts

The property appreciated 7.6% YoY to $31.0M, translating to $192.5K per unit—a healthy mark suggesting stable or strengthening market conditions in the submarket. Land represents just 5.6% of total value ($1.7M), a typical ratio for a 25-year-old garden-style asset with limited redevelopment upside; value concentration in improvements ($29.3M) indicates the cash flow, not the dirt, is driving returns. The single 2025 appraisal provides no historical trend visibility, but the recent appreciation rate aligns with Dallas multifamily recovery momentum post-2023.

AI analysis · Updated 21 days ago
Year Total Value Change
2025 $31,000,000 +7.6%
Appraisal Notes

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Google Reviews

Sharp deterioration signals operational collapse and material deferred maintenance. The 2.0 average rating over the last six months versus 5.0 prior represents a catastrophic 150 basis point swing, with 45% of all reviews one-star. Recurring themes—burst pipes, mold, malfunctioning fire alarms cycling nightly, unaddressed marijuana smoke between units, delayed maintenance (six-month dishwasher repair), and staff dysfunction—paint a property in deferred maintenance crisis with absent ownership oversight. The stark contrast between sporadic five-star reviews (typically praising individual staff like Natalie or Armando) and systematic one-star complaints suggests isolated good actors cannot compensate for broken systems. This review profile severely undermines any acquisition thesis unless the deal assumes comprehensive management replacement and $X00K+ capex for HVAC/plumbing/fire safety systems.

AI analysis · Updated 21 days ago

Rating Distribution

5★
20 (29%)
4★
8 (11%)
3★
9 (13%)
2★
1 (1%)
1★
32 (46%)

70 reviews total

Rating Trend

Reviews

Blair E. Schuyler ★☆☆☆☆ Local Guide Feb 2026

I've been a tenant for 2.5 yrs and it's unfortunate to see how far it's gone downhill. The fire alarms never stop. The smell of weed is out of control. The trash chutes are gross. People just leave their trash bags and it sits there on the weekends smelling up the entire floor. The people coming in clearly don't respect the complex.

And the amount of people sneaking their way into the gated parking taking random spaces is common. It's happened to me more than once.

I won't be renewing come August. It's time to move on as I can't see it getting any better.

Owner response

Thank you for taking the time to leave us a review. We are glad to hear that our office team and maintenance staff were able to provide exceptional service. We appreciate your feedback and look forward to continuing to serve you at Chateau De Ville.

Kimberly H ★★★★★ Local Guide Jan 2026

Owner response

Dear Kimberly H,
We are thrilled to hear that you had a positive experience at Chateau de Ville.
If you have any comments or suggestions, please feel free to reach out. We are always here to ensure your experience with us remains exceptional.
Warm regards,
Chateau de Ville Management Team

Angela Limos ★☆☆☆☆ Local Guide Dec 2025

Just beware. These apartments have gotten so ghetto, they just let anyone move in. The pipes burst every winter because they do not maintain them. The mold in these apts are bad. The motel across the street they come over and use the pool and trash the place. The smell of weed is every where on the property. Cars get broken into in the garage and the elevators don't work half the time. Corporate was asking us to put a good review and we could win money if we did. How desperate is that. There rated 2.3 on reviews. That should tell you something. I lived her for 2yrs and moved 3months ago. Never late with rent and when I got my final bill it's was 287 00 for water!!! I have called them and they give the excuse it was from 6months ago. Now if I owed a water bill from 6months ago you would think they would have told me. I have always paid my water with my rent. I was in a 1bdr and water ran from 40 to 50 a month, which is total bs. So watch out for this place they will definitely do you wrong. Definitely get renters insurance because when you flood they don't care. I know the apartment upstairs flooded down into mine. There were I know of 7 apts that happen this last winter and I was told there were more. The pipes in the garage leak and if they leak on your car it will take the paint off. It happened to me. So just be very careful with this complex. I was going to post this right after I moved but got so busy I forgot. So posting it now. And yes the noise from you upstairs neighbors are horrible. Funny how Corp only respond to only a,few things I said. No you do not take care of the pipes or this wouldn't happen every year. For a 1 bdr apt the water should never be that high, you say they don't bill for a couple months, well I would say for like 6 month's if my final bill was 287.00 no you just don't want to give deposits back . I made many friends over there which most have moved because of everything I have mentioned. People that lived there for 3 + years said it happens every single year that the pipes burst. Now bribing tenants to pay them for a good review... Really!!! Cars getting broken into in the garage you never addressed that. The smell of weed , you never addressed that. The motel across the street you never addressed that. Elevator always broke, never addressed that. No you want to address things that you can cover up not the main issues. Again people please beware. There responds says it all. I just really can't get over the email that they sent out ask you to put a 5 star review and win $50 that's how desperate they are. Oh I still have the email.

Owner response

Dear Angela,
When the pipes froze last winter, our team worked around the clock to repair them as quickly as possible. We know how stressful that was for everyone involved, and we didn’t take it lightly.
Regarding your final bill, we understand the frustration with a high utility balance. Because the city bills are delayed, the water charges are often delayed by a few months, so the final statement covers the last bit of your time here. We are happy to review the usage with you so you can see exactly where those numbers came from.

karla jimenez ★☆☆☆☆ Nov 2025

I was excited to view these apartments, so I called, spoke to someone with the leasing office, and asked when would be the latest time for them to give me a tour. The leasing agent said 5:30 p.m. and we scheduled the tour for the following day. I received tour reminders through my email as well.
I arrived 5 minutes early to my scheduled appointment but when I arrived, the leasing office was closed. I called the leasing office, asking where am I supposed to meet them? But the leasing agent informed that because of the time, they do not offer tours at 5:30 p.m. I explained that I called the day prior, specifically asked for a tour and when would be the latest time to come in? The leasing agent was dismissive and unhelpful. I had to immediately hang up the call to inform the rest of my party to not arrive since we all took time out of our schedules to come view these apartments.
Very disappointed. If this apartment’s policy is to not offer tours at a given time, I can fully understand, which is why I initially asked what times could they offer the tour. I left work early in anticipation of this tour and even invited additional people to come with me.
It’s clear to me that the leasing office is unorganized, unhelpful and overall, did not care. I’m glad to know this now as opposed to becoming a resident and having to deal with possible future issues with this office.

Owner response

We sincerely apologize for the incorrect information you received when you initially called to schedule your tour. You are absolutely right to have felt confident arriving at 5:30 PM, especially after confirming that was the latest available time and receiving subsequent appointment reminders.
Our community policy is that we do not conduct tours after dark for safety and visibility reasons, which means our latest tour time shifts throughout the year based on sunset times. In this instance, 5:30 PM was unfortunately after sunset, making it impossible to conduct a proper tour. The leasing agent who scheduled your tour for 5:30 PM clearly made an error in judgment by not checking the actual sunset time for that day, and for that, we take full responsibility.
We genuinely appreciate your initial interest in our community. We would love the opportunity to provide you with the comprehensive, professional experience you should have received the first time.

Jade-Marie Choice ★★★★★ Local Guide Sep 2025

I recently moved into Chateau De Ville and I am so pleased with all the customer service I received from the ladies in the office. Specifically Natalie and Kianna. They went above and beyond to make sure I found the perfect home and my move was seamless. I love my new home and the area you can’t beat it!

Owner response

Thank you, Jade-Marie, for your wonderful review! We're delighted to hear that Natalie and Kianna made your move seamless and that you're pleased with your new home and the area. Chateau de Ville Management

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Data Sources

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