| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 61st | Good |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 140 Lakeview Dr, Clute, TX, 77531, US |
| Region / Metro | Clute |
| Year of Construction | 1974 |
| Units | 103 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
140 Lakeview Dr, Clute TX Multifamily Investment
Neighborhood fundamentals point to steady renter demand and manageable affordability pressure, according to WDSuite’s CRE market data, with area occupancy and incomes supportive of stable operations in Houston’s southwest corridor.
Situated in Clute within the Houston-The Woodlands-Sugar Land metro, the neighborhood rates A- and is competitive among 1,491 metro neighborhoods, indicating balanced livability and investor appeal. Grocery and park access register in the top quartile nationally, which supports resident convenience and lease retention. Average school ratings are above national midpoints, adding to family-oriented renter appeal without implying premium pricing pressure.
Renter concentration in the neighborhood is elevated relative to many U.S. areas (measured as the share of housing units that are renter-occupied), which typically supports depth of tenant demand for multifamily assets. Neighborhood occupancy is below the metro median, suggesting operators should prioritize leasing execution and renewals to sustain performance; however, a rent-to-income profile near national midpoints implies manageable affordability pressure that can aid retention. Median home values sit around regional norms, while a lower national percentile value-to-income ratio indicates a more accessible ownership market than many regions—an element investors should monitor for potential competition with entry-level ownership options.
The property’s 1974 vintage is slightly older than the neighborhood’s average construction year, pointing to potential capital planning for systems and common areas, alongside value‑add or repositioning opportunities to enhance competitiveness against newer stock. At the market level, the neighborhood’s average NOI per unit trails national benchmarks, so operational discipline and targeted upgrades can be important levers.
Within a 3-mile radius, demographics show modest population growth in recent years and an increase in households, with forecasts indicating a larger household count alongside smaller average household sizes. For multifamily investors, that dynamic typically translates into a broader tenant base and steady demand for smaller units, supporting occupancy stability and diverse leasing pipelines.
Comparable, block-level crime statistics for this specific neighborhood are not available in the provided dataset. Investors commonly benchmark neighborhood safety by comparing recent city and county trend reports and touring at multiple dayparts to gauge on-the-ground conditions. When data is available, referencing metro-relative ranks and national percentiles can help contextualize whether an area tracks above or below regional norms.
- Dish Network — telecommunications (28.8 miles)
- Texas Instruments — semiconductors (40.8 miles)
- Boeing: Bay Area Building — aerospace offices (43.6 miles)
These regional employers provide a diversified white-collar employment base within commuting distance, supporting renter demand and lease retention for workforce and professional households in Clute.
This 103‑unit, 1974-vintage asset in Clute benefits from a neighborhood that is competitive within the Houston metro and shows durable renter demand drivers. Grocery and park access rank in the top quartile nationally, and school ratings sit above national midpoints—features that tend to support leasing velocity and renewals. Neighborhood occupancy trends are softer than the metro median, so active leasing and targeted upgrades can be meaningful value levers. Based on CRE market data from WDSuite, the area’s rent-to-income dynamics indicate manageable affordability pressure, which can help sustain retention while allowing for disciplined rent management.
The asset’s older vintage suggests room for value‑add strategies—modernizing interiors, addressing building systems, and refining amenities to compete against newer product. Within a 3‑mile radius, recent household growth and a projected increase alongside smaller household sizes point to a broader tenant base and ongoing demand for efficiently sized units, supporting occupancy stability over the hold period if operations remain focused.
- Competitive neighborhood rating within Houston supports steady renter demand
- 1974 vintage offers value‑add and modernization upside to drive rent growth
- Top‑quartile access to groceries and parks aids leasing and retention
- Household growth with smaller sizes (3‑mile radius) expands the renter pool
- Risk: neighborhood occupancy below metro median requires proactive leasing management and may face competition from accessible ownership options