JEFFERSON ON RIVERCHASE
600 S MACARTHUR BLVD, COPPELL (DALLAS CO), TX, 750196718
$47,375,000
2025 Appraised Value
↑ 1.9% from prior year
EXECUTIVE SUMMARY
Jefferson on Riverchase presents a severely compromised investment thesis masked by favorable demographics and market fundamentals. While the 1-mile median income of $125.2K and 55.8% renter concentration support upper-middle-class positioning, the property is experiencing acute operational collapse: a 1.0-point Google rating driven by 69.7% one-star reviews documents systemic maintenance failures (A/C, plumbing, pest control), security breaches, and management unresponsiveness spanning weeks—conditions incompatible with value creation in a leveraged scenario. The $47.4M valuation ($122.8K/unit) reflects below-prime Dallas metro pricing, and the 1.9% YoY appraisal appreciation signals market recognition of underperformance; photo analysis confirms 13 of 25 images rated fair-to-poor condition with widespread deferred maintenance and algae-choked pool amenities. The zero-pipeline submarket offers no new supply pressure, but deteriorating occupancy trends suggest demand weakness already materializing independent of competition. This is a pass—operational liability and reputational damage exceed the upside available in a suburban, car-dependent location with minimal amenity investment.
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Jefferson on Riverchase is a Class C asset in fair-to-poor condition with minimal recent capital investment and evident deferred maintenance across amenities. The 1995-built, 386-unit property shows builder-grade finishes (cabinets, basic dome lighting, popcorn ceilings) with only isolated 2000s-era touch-ups; 13 of 25 photos rated fair or poor condition, including widespread cosmetic wear and scuffed paint. The community pool amenity—a key competitive factor in multifamily—is materially underperforming with consistent algae growth, murky water, and debris across all six documented shots, signaling either deferred maintenance or operational neglect that directly impacts resident satisfaction and leasing velocity. Unit-level renovation is sparse (2 upgraded units documented) while the majority remain original builder-grade, presenting significant value-add potential if capital deployment targets kitchen/bath standardization and exterior refresh.
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AI Analysis
This photo was not identified as property-related.
No AI analysis available for this photo.
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Location Profile Mismatch Risk
Walk Score of 58 signals car-dependent positioning in a Dallas suburban market where transit infrastructure is sparse (no transit score available), limiting appeal to transit-reliant or car-free tenant segments. The weak bike score (41) further constrains alternative mobility, meaning tenant value proposition hinges entirely on nearby employment clusters and retail proximity—data points absent here. Without confirmed average rent, it's difficult to assess whether the Coppell location justifies market-rate positioning; suburban Dallas multifamily typically commands $1.3M–$1.5M premiums in highly walkable nodes (scores 70+), not car-dependent submarkets. Lease comps and specific distance-to-employment metrics are critical to validate whether 386 units can sustain occupancy and pricing at this location.
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Zero near-term supply threat, but deteriorating submarket fundamentals present larger concern. The 0.0% pipeline ratio and zero nearby construction projects eliminate typical new-supply headwinds to occupancy and rental growth. However, the deteriorating vacancy trend suggests demand-side weakness already outpacing existing supply dynamics—new competition would be secondary to addressing underlying absorption challenges in this submarket.
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
- +1.9%
- Implied Cap Rate ⓘ
- —
- Est. Cap Rate ⓘ
- —
Operating Income
- Gross Potential Rent ⓘ
- —
- Est. Vacancy ⓘ
- —
- Submarket Vac. ⓘ
- 5.2%
- Eff. Gross Income
- —
- OpEx Ratio ⓘ
- 45%
- Est. NOI
- —
- NOI/Unit
- —
Debt & Taxes
- Taxes/Unit ⓘ
- $3,068/yr
- Est. DSCR ⓘ
- —
Submarket Benchmarks
📊Computed from nearby properties within 3 miles of similar vintage
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Property Summary
Jefferson on Riverchase is a 386-unit garden-style apartment built in 1995 with wood-frame construction and brick exterior, currently in good condition with excellent quality ratings. The property spans 350K SF across two stories in Coppell (Dallas County), placing it in a suburban corridor with moderate walkability (Walk Score 58). No data on parking configuration, included utilities, pet policy, or unit finishes is available in the system.
Property Details
- Account #
- 180023900A0010000
- Market
- Dallas County, TX
- Building Class
- APARTMENT (BRICK EXTERIOR)
- Building Style
- Garden
- Construction
- D-WOOD FRAME
- Quality
- EXCELLENT
- Condition
- GOOD
- Stories
- 2
- Gross Building Area
- 350,002 SF
- Net Leasable Area
- 350,002 SF
- Neighborhood
- UNASSIGNED
- Last Sale
- December 24, 1997
- Place ID
- ChIJUyxkfdwoTIYRoqNT1xJGn1g
- Business Status
- Operational
- Enriched
- 2 months ago
Owner Information
- Owner
- HOUTEX USA INC
- Mailing Address
-
% THE VININGSRICHARDSON, TEXAS 750824320
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Demographics
Income-rent alignment is healthy but skews affluent; property benefits from dense renter concentration in an upscale submarket. The 1-mile median household income of $125.2K supports the property's positioning, with affordability ratios (17.9–19.4% across radii) well below stress thresholds. However, the income distribution reveals a bifurcated market: 56.0% of 1-mile households earn $100K+, suggesting this is upper-middle-class renter demand rather than workforce housing. The 3-mile radius shows stronger renter concentration (55.8%) and similarly wealthy profiles ($121.6K median), indicating sustained local demand depth; at 5 miles, both decline modestly (54.1% renters, $111.5K median), typical suburban ring attenuation. The property's location in an affluent urban core limits downside risk but may constrain upside growth if income growth stalls—monitor whether $100K+ cohort expansion continues or plateaus.
1-Mile Radius
- Population
- 10,742
- Households
- 4,518
- Avg Household Size
- 2.45
- Median HH Income
- $125,233
- Median Home Value
- $496,767
- Median Rent
- $1,869
- % Renter Occupied
- 51.7%
- Affordability
- 17.9% (rent/income)
- Income Distribution
-
<$25k $150k+
3-Mile Radius
- Population
- 73,078
- Households
- 29,817
- Avg Household Size
- 2.5
- Median HH Income
- $121,569
- Median Home Value
- $461,768
- Median Rent
- $1,893
- % Renter Occupied
- 55.8%
- Affordability
- 18.7% (rent/income)
- Income Distribution
-
<$25k $150k+
5-Mile Radius
- Population
- 218,226
- Households
- 86,166
- Avg Household Size
- 2.6
- Median HH Income
- $111,515
- Median Home Value
- $403,874
- Median Rent
- $1,804
- % Renter Occupied
- 54.1%
- Affordability
- 19.4% (rent/income)
- Income Distribution
-
<$25k $150k+
Source: US Census ACS 5-Year Estimates (2023) · 2 tracts (1mi)
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Appraisal History
Appraisal Summary:
Jefferson on Riverchase carries a $47.4M valuation ($122.8K per unit) based on a single 2025 appraisal with minimal 1.9% YoY appreciation, suggesting a mature asset in a flat or moderately softening market. The improvement-to-land ratio (93.2% / 6.8%) indicates limited redevelopment optionality—this is a hold-and-operate play, not a land play. Without historical appraisal data, trend analysis is incomplete, but the per-unit basis appears below prime Dallas metro product (typically $130K–$145K for newer construction), signaling either secondary market positioning, aging stock from 1995 vintage, or underperformance relative to comps.
| Year | Total Value | Change |
|---|---|---|
| 2025 | $47,375,000 | +1.9% |
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Google Reviews
Investment thesis is severely undermined. The 1.0-point rating collapse over the past six months—driven by 69.7% of all reviews being 1-star—signals acute operational deterioration, not cyclical tenant sentiment. Documented issues span maintenance responsiveness (A/C failures, plumbing, pest infestations including rodents), security lapses (theft, inadequate locks), and aggressive fee practices on move-out, with a Dateline episode reference suggesting reputational damage beyond typical online reviews. The property's 386-unit scale amplifies liability exposure; concentrated complaints about the same systemic failures (maintenance delays spanning weeks, management unresponsiveness, flooding on lower floors) indicate either staffing collapse or capital underinvestment, either of which destroys value creation assumptions in a leverage scenario.
Rating Distribution
122 reviews total
Rating Trend
Reviews
⭐ Honest Review – Please Read Before Leasing
I was a resident at Riverchase Apartment Homes when a kitchen fire occurred in April 2024. After the fire, management locked me out of my apartment without giving me proper notice or written documentation. I had to involve the constable just to be allowed back in. During that time, I personally cleaned the entire unit, documented everything on video, and took care of the smoke and water damage myself.
Despite this, months later (October), I was suddenly hit with over $11,000 in charges—with no itemized breakdown provided within 30 days, as required by Texas Property Code. I’ve sent multiple written disputes with proof, yet received no resolution.
I also submitted written notice requesting a 12-month lease renewal, but they changed my lease to month-to-month without consent, which increased my rent without warning—another lease violation.
Their actions appear to be retaliatory, and I’ve already filed formal complaints with HUD, TDHCA, and legal counsel. I’m sharing this to inform others of my experience and encourage anyone else affected to document everything and know your rights.
Just saw the Dateline episode...scary place to live.
If I could leave a negative star rating I would. Do NOT lease here. I moved in July 15th and I have sent at least 10 emails have made at least 10 to 15 calls to management about numerous things that are not working or broken in my apartment which should’ve been caught when they were getting it ready for move-in. I get no response anytime I call the office if I even get in touch with someone they’re rude. They say they’re gonna get it taken care of. They never do. I can’t seem to get the name and phone number of the property management company.Absolutely stay away. I called and told him I wanted to just break my lease and yet they wanna charge me everything under the sun to do that even though they cannot fix anything in my apartment. Stay away stay away. Beware this is a slumlord.
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Data Sources
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