| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Poor |
| Demographics | 43rd | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 821 E House St, Alvin, TX, 77511, US |
| Region / Metro | Alvin |
| Year of Construction | 1976 |
| Units | 41 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
821 E House St Alvin 41-Unit Multifamily Opportunity
Neighborhood indicators point to a deep renter base and manageable affordability pressure, according to WDSuite’s CRE market data, while occupancy is measured for the neighborhood and not this property. The 1976 vintage suggests potential value-add and modernization to strengthen positioning against nearby stock.
The property sits in an Inner Suburb location within the Houston–The Woodlands–Sugar Land metro, with the neighborhood rated B+ and competitive among 1,491 metro neighborhoods (neighborhood rank 409). Daily-life amenities are a relative strength: grocery, restaurant, pharmacy, childcare, and park access track in the top quartile nationally, while café density is limited. For investors, this mix supports convenience-driven retention even if lifestyle offerings are more practical than boutique.
Neighborhood occupancy measures at the area level indicate softer stabilization (below the national median), but the renter-occupied housing share is high for the area (top decile nationally). That renter concentration points to a sizable tenant base and demand depth for multifamily, though leasing tactics should account for competitive supply pockets in the broader metro.
Within a 3-mile radius, demographics show population growth in recent years with further expansion forecast, alongside an increase in households and smaller average household sizes. These factors typically expand the renter pool and can support occupancy stability. Median contract rents in the neighborhood sit around the national middle, and the low rent-to-income ratio signals limited affordability pressure, giving prudent room for measured rent optimization and lease management rather than aggressive pushes.
The asset’s 1976 construction is slightly older than the neighborhood average (1980), implying near- to medium-term capital planning for systems, interiors, and curb appeal. That age profile can also create a clear value proposition versus newer stock if renovations focus on durable finishes and operational efficiency.
Area safety compares favorably to national norms overall (crime sits above the national median for safety), and the neighborhood is competitive among Houston metro peers. Violent crime indicators track weaker than overall levels, so underwriting should reflect conservative security and lighting upgrades, along with resident engagement.
Notably, both property and violent offense rates have declined significantly year over year, with improvement trends in the top quartile nationally. For investors, the directional momentum reduces headline risk, but diligence should still review recent comps and incident trends at the neighborhood—not block—level.
The area’s employment base blends nearby telecom operations and aerospace/industrial sites with a broader Houston energy and utilities headquarters cluster, supporting commuter convenience and renter demand for workforce housing. The list below reflects employers most likely to influence leasing stability through proximity.
- Dish Network — telecom operations (0.9 miles)
- Boeing: Bay Area Building — aerospace offices (14.4 miles)
- Calpine Turbine Maintenance Group — energy services (16.2 miles)
- Waste Management — environmental services (24.5 miles) — HQ
- Centerpoint Energy — utilities (24.6 miles) — HQ
This 41-unit asset combines a sizable renter-occupied housing base in the surrounding neighborhood with practical amenity access that supports day-to-day living. While neighborhood-level occupancy trends are softer, rent-to-income metrics indicate modest affordability pressure, giving scope for disciplined rent growth and retention-oriented strategies. Based on CRE market data from WDSuite, the 1976 vintage is slightly older than nearby stock, pointing to targeted value-add for interiors and building systems to enhance competitiveness.
Within a 3-mile radius, population growth, a forecast increase in households, and smaller average household sizes suggest a larger tenant base over time, which can support occupancy stability. Proximity to diversified employment—from local operations to Houston’s energy and utilities headquarters—adds commute convenience that can sustain leasing demand, though investors should underwrite to potential competition from ownership options given more accessible home values in the area.
- Strong neighborhood renter concentration supports demand depth and leasing velocity
- Practical amenity access (grocery, restaurants, parks, childcare) aids retention
- 1976 vintage offers clear value-add path via renovations and systems upgrades
- Household growth within 3 miles points to a larger tenant base and supports occupancy
- Risk: Softer neighborhood occupancy and accessible ownership options warrant conservative underwriting and active lease management