| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Poor |
| Demographics | 74th | Best |
| Amenities | 6th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 600 Bending Oaks Dr, Bellville, TX, 77418, US |
| Region / Metro | Bellville |
| Year of Construction | 2003 |
| Units | 32 |
| Transaction Date | 2024-09-01 |
| Transaction Price | $198,887 |
| Buyer | MMM HERITAGE BELL OAKS HOUSING CORPORATION |
| Seller | BELL OAKS VILLAGE II LTD |
600 Bending Oaks Dr, Bellville TX Multifamily Opportunity
Neighborhood occupancy sits below the metro median but has trended upward over five years, according to WDSuite’s CRE market data, pointing to operational upside with disciplined leasing. Renter-occupied housing within a 3-mile radius represents a meaningful share of units, supporting a steady tenant base for a 32-unit asset.
Bellville is a suburban pocket within the Houston-The Woodlands-Sugar Land metro, rated B- among 1,491 metro neighborhoods. The local school rating is slightly above the national median, and educational attainment ranks in the top quartile nationally, signaling a resident base with stable incomes that can support rent collections and renewal rates.
Amenity density in the immediate neighborhood is sparse compared with metro peers (few cafes, groceries, parks, and pharmacies nearby), so residents may rely on regional retail nodes for services. For investors, this typically favors properties that offer on-site conveniences and emphasizes the importance of unit finishes and maintenance to drive retention.
The neighborhood’s reported occupancy rate is below the metro median but has improved in recent years, which can create value through focused leasing and renewals rather than relying solely on rent growth. Within a 3-mile radius, renter-occupied housing accounts for a substantial share of units, indicating a workable pool of prospective tenants and supporting baseline demand for multifamily.
Construction year averages in the neighborhood skew to the mid-1990s, while this asset was built in 2003. Being newer than much of the local stock can help competitive positioning, though investors should still budget for system updates and targeted cosmetic improvements to enhance rentability.
Three-mile demographics from WDSuite show population growth over the past five years and an increase in average household size, which supports near-term renter pool expansion. Forward-looking projections point to smaller household sizes and shifting age mix, so operators may prioritize unit turns, renewals, and resident services to sustain occupancy stability as demand patterns evolve.
Neighborhood-specific safety metrics are not available in the provided WDSuite extract for this area. Investors typically benchmark property performance against broader regional trends, evaluate recent comparables, and incorporate on-the-ground due diligence (local law enforcement reports, insurer feedback, and property-level incident logs) to understand how safety perceptions may influence leasing and retention.
Access to West Houston corporate employment can bolster leasing visibility for workforce and professional renters. The following employers within roughly 40–45 miles anchor energy, distribution, and technology jobs relevant to regional renter demand: ConocoPhillips, Sysco, Hewlett Packard Enterprise Customer Engagement Center, Enterprise Products, and Emerson Process Management.
- ConocoPhillips — energy (39.2 miles) — HQ
- Sysco — foodservice distribution (39.6 miles) — HQ
- Hewlett Packard Enterprise Customer Engagement Center — enterprise technology (40.0 miles)
- Enterprise Products — midstream energy (41.8 miles)
- Emerson Process Management — industrial automation (42.3 miles)
Built in 2003, this 32-unit asset is newer than much of the surrounding stock, offering a competitive edge versus older properties while still leaving room for targeted value-add and modernization. Based on CRE market data from WDSuite, the neighborhood’s occupancy rate trails the metro median but has improved over five years, suggesting upside through focused leasing, renewals, and resident experience rather than relying solely on rate increases.
Within a 3-mile radius, renter-occupied housing represents a meaningful share of units and household incomes are supportive, aligning with steady baseline demand. Amenity density is limited locally, so properties that prioritize maintenance, convenience, and curb appeal can differentiate and support retention as demographics evolve and household sizes adjust.
- Newer 2003 vintage versus local averages supports competitive positioning with targeted upgrades
- Occupancy improvement trend offers operational upside via leasing discipline and renewals
- Renter concentration within 3 miles provides a workable tenant base for a 32-unit property
- Limited neighborhood amenities heighten the importance of on-site features and upkeep for retention
- Risk: Neighborhood occupancy sits below metro median; demand may be sensitive to regional employment and amenity access