| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 51st | Good |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1745 W Henderson Rd, Angleton, TX, 77515, US |
| Region / Metro | Angleton |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | 2017-09-21 |
| Transaction Price | $1,852,800 |
| Buyer | HVM 2016 ANGLETON LTD |
| Seller | NORTHSIDE MANOR APARTMENTS LTD |
1745 W Henderson Rd Angleton Multifamily — Stabilized Suburban Cash Flow
Neighborhood occupancy has been resilient, supporting steady tenant retention for well-located Class B assets, according to WDSuite’s CRE market data. Rents benchmark near the national mid-to-upper range for comparable suburbs, suggesting room for disciplined revenue management rather than outsized lease-up assumptions.
With an A- neighborhood rating and a rank of 293 among 1,491 Houston metro neighborhoods, this Angleton pocket is competitive within the metro and sits in the top quartile locally. Occupancy in the surrounding neighborhood trends strong (top-quartile nationally), a signal that stabilized assets can maintain leasing velocity without aggressive concessions, based on CRE market data from WDSuite.
Amenity access is solid for a suburban location: neighborhood measures for childcare, pharmacies, parks, and cafes generally sit above national medians, helping day-to-day convenience for residents. Average school ratings track near national mid-range levels; investors should underwrite demand more to employment access and value positioning than to top-tier school pull.
Tenure patterns show a renter-occupied share around 30% in the immediate neighborhood, indicating a meaningful — though not dominant — renter base that supports depth of demand for 1980s-vintage garden product. A rent-to-income ratio near the upper-third nationally points to manageable affordability pressure, which can aid retention when paired with consistent management and measured renewals.
Demographic statistics aggregated within a 3-mile radius indicate recent population growth alongside an increase in total households, expanding the near-term renter pool. Forward-looking projections show continued household growth with slightly smaller average household sizes, which typically supports multifamily demand by widening the base of prospective renters even when population expansion moderates.
The property’s 1986 vintage is slightly newer than the neighborhood’s early-1980s average. That positioning helps competitiveness versus older stock, while still warranting targeted capital planning for aging systems and common-area refreshes to sustain occupancy and support renewal pricing.
Comparable neighborhood-level safety indicators are currently unavailable in this dataset for precise ranking or percentile analysis. Investors should evaluate standard due-diligence sources (police blotters, third-party crime analytics, and on-site observations) and compare trends to nearby Houston metro suburbs to contextualize resident experience and potential impacts on leasing and retention.
Regional employment access is anchored by large corporate offices within commuting range, supporting workforce housing demand and lease stability for suburban assets. Nearby employers span telecommunications, semiconductors, aerospace, power services, and energy equipment.
- Dish Network — telecommunications (18.0 miles)
- Texas Instruments — semiconductors (30.1 miles)
- Boeing: Bay Area Building — aerospace (32.9 miles)
- Calpine Turbine Maintenance Group — power services (34.7 miles)
- National Oilwell Varco — oilfield equipment (35.3 miles) — HQ
This 24-unit, 1986-vintage garden asset aligns with a suburban submarket that ranks in the top quartile among 1,491 Houston metro neighborhoods. Neighborhood occupancy trends are strong and rents benchmark near mid-to-upper national levels for similar suburbs, pointing to stable day-one operations with upside through targeted unit and common-area updates rather than heavy repositioning.
Demographics aggregated within a 3-mile radius show recent population and household growth, broadening the prospective renter base and supporting occupancy stability. According to CRE market data from WDSuite, the area’s rent-to-income profile indicates manageable affordability pressure, which supports renewal capture when paired with measured expense control. The 1986 vintage is slightly newer than the early-1980s neighborhood norm, suggesting competitiveness versus older stock while warranting capital planning for systems and finishes.
- Competitive suburban location with top-quartile metro standing and historically resilient neighborhood occupancy
- 1986 vintage offers light-to-moderate value-add potential to bolster rents without full repositioning
- Expanding 3-mile renter pool supports leasing stability and renewal capture
- Rent-to-income dynamics support disciplined pricing and retention, per WDSuite’s CRE market data
- Risks: school ratings near national mid-range and commutes to major employers may extend drive times; underwrite accordingly