| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 51st | Good |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1749 W Henderson Rd, Angleton, TX, 77515, US |
| Region / Metro | Angleton |
| Year of Construction | 1990 |
| Units | 48 |
| Transaction Date | 2019-12-27 |
| Transaction Price | $1,474,900 |
| Buyer | HVM GLO ANGLETON SRS LLC |
| Seller | NORTHSIDE SENIOR CITIZENZ HOUSING LTD |
1749 W Henderson Rd Angleton Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by steady household growth, according to WDSuite’s CRE market data. This positioning favors income stability for a 48-unit asset while leaving room for selective value-add to enhance performance.
Angleton’s suburban setting delivers everyday convenience with amenities above national midpoints for groceries, parks, pharmacies, and cafes (nationally competitive at the 60s–70s percentiles). That breadth of services supports resident retention and day-to-day livability attractive to workforce tenants.
On operating fundamentals, the neighborhood occupancy is high and sits in the top quartile nationally, signaling durable absorption and limited near-term vacancy risk at the neighborhood level. Within the Houston-The Woodlands-Sugar Land metro, the area is competitive among 1,491 neighborhoods (ranked in the top fifth), reinforcing its relative strength for multifamily operations.
Demographic statistics aggregated within a 3-mile radius show recent population growth alongside a larger increase in household counts, expanding the tenant base. Forecasts point to further household growth through 2028, which should support leasing velocity and occupancy stability even as household sizes trend smaller.
Tenure patterns within the 3-mile radius indicate roughly one-third of housing units are renter-occupied, providing a meaningful, diversified renter pool. Ownership costs in the area are moderate in a national context, which can introduce some competition with entry-level homeownership; however, rent-to-income levels track favorably (upper-national-percentile affordability), aiding lease retention and measured pricing power.
The 1990 vintage is newer than the neighborhood’s average construction year (early 1980s). That typically helps competitive positioning versus older stock, while still warranting targeted modernization of aging systems and finishes for value-add potential.
WDSuite’s dataset for this neighborhood does not include comparable, rankable crime metrics at this time. Investors commonly contextualize safety by reviewing multi-year trend lines at the city and county levels and comparing them with regional patterns in the Houston metro to gauge relative stability over time.
Commuting access connects residents to diversified employment across telecommunications, semiconductors, aerospace, power services, and energy, supporting renter demand and lease retention for workforce housing.
- Dish Network — telecommunications/media (18.0 miles)
- Texas Instruments — semiconductors (30.1 miles)
- Boeing: Bay Area Building — aerospace offices (32.9 miles)
- Calpine Turbine Maintenance Group — energy services (34.7 miles)
- National Oilwell Varco — oilfield services (35.3 miles) — HQ
This 48-unit, 1990-built property benefits from a neighborhood with top-quartile national occupancy and amenities that sit above national midpoints, supporting retention and day-to-day convenience. Based on CRE market data from WDSuite, rent-to-income levels in the area are favorable, suggesting manageable affordability pressure that can underpin steady collections and disciplined rent growth.
Within a 3-mile radius, household counts have expanded and are projected to continue growing, indicating a larger tenant base and support for occupancy stability. While ownership remains accessible enough to create some competition with rentals, selective modernization and operational optimization can position a 1990 vintage asset competitively versus older local stock.
- High neighborhood occupancy and competitive metro ranking support income stability.
- Expanding household base within 3 miles points to sustained renter pool depth and leasing velocity.
- 1990 vintage offers value-add potential through targeted system updates and interior modernization.
- Risk: NOI per unit trails national peers, and ownership accessibility may temper pricing power without operational improvements.