| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 37th | Fair |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20 S Mechanic St, Bellville, TX, 77418, US |
| Region / Metro | Bellville |
| Year of Construction | 1983 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20 S Mechanic St Bellville Multifamily Opportunity
Neighborhood occupancy is at the top of the metro, pointing to durable renter demand near Bellville, according to WDSuite’s CRE market data. For investors, this suggests stable leasing dynamics with measured pricing upside rather than volatility.
This Inner Suburb neighborhood in the Houston metro carries a B+ neighborhood rating and is competitive among Houston-The Woodlands-Sugar Land neighborhoods (ranked 397 out of 1,491). Neighborhood-level occupancy is the highest in the metro and top tier nationally; this is a neighborhood metric, not property performance, but it reinforces expectations for steady tenant demand and lower downtime between turns.
Renter-occupied housing represents roughly four in ten units locally, indicating a meaningful tenant base for a 40-unit asset. Amenities score in the mid ranges nationally (amenities, groceries, parks, and cafes around the mid-60s national percentiles), supporting day-to-day livability without relying on destination retail. Average school ratings trend below national norms, which may temper appeal for some family renters but does not preclude workforce-oriented demand.
Ownership costs sit in a high-cost context relative to local incomes (value-to-income ranks above many U.S. neighborhoods), which can sustain reliance on rental housing and support lease retention. At the same time, a rent-to-income profile near the mid-20s implies manageable affordability pressure and standard lease management considerations rather than acute stress. Construction across the neighborhood skews older (average 1961), and this property’s 1983 vintage is newer than much of the local stock, offering relative competitiveness versus older comparables while still benefiting from targeted modernization.
Within a 3-mile radius, population grew in recent years while household counts edged down and average household size increased, pointing to larger households and demand resilience for practical unit mixes. Looking ahead, local forecasts show households expanding with smaller average household sizes, which would broaden the renter pool and support absorption, though investors should underwrite this conservatively. These dynamics align with multifamily property research that prioritizes depth of tenant base and occupancy stability over headline rent spikes.
Comparable neighborhood crime data are not available in this release for precise benchmarking. Investors typically contextualize safety by comparing county and metro trends, property-level security measures, and tenant profile stability rather than relying on block-level claims. Where owners implement routine lighting, access controls, and visibility practices, assets in similar Inner Suburb locations often maintain consistent operations without outsized incident exposure.
Bellville benefits from proximity to West Houston’s corporate and energy corridor, providing a commutable base of white- and blue-collar jobs that can support renter demand and retention. Key employers within roughly 40 to 44 miles include energy and distribution headquarters alongside major corporate offices.
- Conocophillips — energy (39.6 miles) — HQ
- Hewlett Packard Enterprise Customer Engagement Center — technology services (39.9 miles)
- Sysco — food distribution (40.1 miles) — HQ
- Enterprise Products — midstream energy (41.9 miles)
- Emerson Process Management — industrial automation (42.5 miles)
Built in 1983, the asset is newer than much of the surrounding housing stock, positioning it competitively against older comparables while leaving room for targeted systems updates and common-area enhancements. Based on CRE market data from WDSuite, the neighborhood records metro-leading occupancy — again, a neighborhood statistic, not property performance — which supports expectations for stable leasing and modest pricing power in a smaller Texas market.
Within a 3-mile radius, recent population growth alongside larger household sizes points to stable demand, and forward-looking estimates indicate more households with smaller sizes that could expand the renter pool. With home values relatively elevated versus local incomes and a moderate rent-to-income profile, the submarket context supports retention and steady absorption, but underwriting should account for school quality considerations, commute distances to Houston job centers, and typical capex needs for 1980s-vintage buildings.
- Metro-leading neighborhood occupancy supports leasing stability
- 1983 vintage offers competitive positioning versus older local stock with value-add potential
- 3-mile demand drivers show a larger tenant base and potential renter pool expansion
- Ownership costs relative to income reinforce renter reliance and retention
- Risks: small-market depth, below-average school ratings, commute distance to Houston, and 1980s systems capex