| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Good |
| Demographics | 27th | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 101 Brookside Ln, Sealy, TX, 77474, US |
| Region / Metro | Sealy |
| Year of Construction | 1976 |
| Units | 38 |
| Transaction Date | 2025-09-23 |
| Transaction Price | $3,170,720 |
| Buyer | V406 LLC |
| Seller | QUINTANILLA REAL ESTATE GROUP LLC |
101 Brookside Ln Sealy TX Multifamily Value-Add Opportunity
Neighborhood occupancy trends sit above the metro median, supporting steady lease-up potential, according to WDSuite’s CRE market data. These are neighborhood-level metrics, pointing to demand stability while the renter base appears poised to expand over the medium term.
The property is situated in a rural pocket of the Houston-The Woodlands-Sugar Land metro where neighborhood-level occupancy is reported at 94.2% and ranks above the metro median among 1,491 neighborhoods. For investors, that signals practical support for sustained rent rolls and lower downtime between turns compared with softer submarkets, per commercial real estate analysis from WDSuite.
Livability features are mixed. Neighborhood amenities index nearer the lower half of national comparisons overall, yet cafés rank in the upper third nationally, suggesting some everyday convenience even in a lower-density setting. Average school ratings trend below national norms, so underwriting should prioritize proven leasing channels (workforce demand, proximity to jobs) over school-driven absorption.
Within a 3-mile radius, demographics show that households have risen even as total population recently contracted, implying smaller household sizes and a shift toward more, smaller renting households. Forward-looking data indicate additional household growth, which typically expands the tenant base and helps support occupancy stability.
Ownership costs in the area are moderate by national context, which can create some competition from entry-level homeownership. Rent-to-income ratios trend relatively manageable, which supports retention but may temper near-term pricing power. Overall, this location remains competitive among Houston-area neighborhoods on occupancy while offering investors a straightforward workforce demand story.
Investors commonly benchmark neighborhood safety alongside leasing and rent trends, but comparable crime metrics for this specific neighborhood are not available in the current WDSuite release. As a result, safety should be evaluated through local comps, property-level history, and lender diligence rather than inferred block-level conclusions.
A practical approach is to underwrite with sensitivity cases that reflect regional patterns and to verify on-the-ground conditions through management interviews and recent incident trends from public sources.
- Sysco — food distribution HQ (32.2 miles) — HQ
- ConocoPhillips — energy HQ (32.4 miles) — HQ
- Texas Instruments — semiconductors (33.3 miles)
- Phillips 66 — energy HQ (35.8 miles) — HQ
- National Oilwell Varco — oilfield equipment HQ (36.6 miles) — HQ
Regional employment anchors within commuting distance help support workforce housing demand and leasing durability. The list below highlights notable corporate offices relevant to the area’s renter base.
Built in 1976, the asset is older than the neighborhood average vintage and may benefit from focused capital planning. That creates potential for targeted value-add—modernizing interiors, systems, and curb appeal—to sharpen competitive positioning against newer stock while maintaining attainable rents. Neighborhood occupancy trends are above the metro median, which supports lease-up consistency and reduces downtime risk.
Within a 3-mile radius, forward projections indicate expanding household counts and a rising share of renter-occupied units, pointing to a larger tenant base over the next cycle. According to CRE market data from WDSuite, ownership costs sit around mid-market levels and rent burdens are relatively manageable, a mix that supports retention even if it moderates near-term pricing power. Underwriting should account for capex and modest amenity depth while leaning into workforce demand and proximity to major Houston employment nodes.
- Above-median neighborhood occupancy supports leasing stability
- 1976 vintage offers clear value-add and systems-upgrade pathways
- 3-mile household growth outlook expands the renter pool
- Workforce access to Houston corporate employers underpins demand
- Risks: capex for an older asset and moderate pricing power given ownership alternatives