| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Fair |
| Demographics | 31st | Fair |
| Amenities | 8th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 201 Hackberry St, Clute, TX, 77531, US |
| Region / Metro | Clute |
| Year of Construction | 1976 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
201 Hackberry St, Clute TX Multifamily Investment
Renter-occupied housing is competitive among Houston neighborhoods, supporting a stable tenant base even as neighborhood occupancy trends run below the metro, according to WDSuite’s CRE market data. This positioning suggests achievable leasing with value-add execution and revenue management that balances affordability and retention.
Located in Clute within the Houston–The Woodlands–Sugar Land metro, the neighborhood rates below the metro median overall (C- among 1,491 neighborhoods), but maintains a renter-occupied share that is competitive among Houston neighborhoods. For multifamily investors, that depth of renter households indicates a larger local pool to draw from, which can aid leasing and retention when paired with appropriate finishes and pricing.
Amenity density in the immediate area is limited relative to national norms (restaurants near the national median, with very low counts of grocery, parks, and daily-needs services). This typically shifts the value proposition toward affordability and convenience to employment corridors rather than walkable retail. Investors should plan for on-site features that compensate for sparse nearby amenities to support demand and reduce turnover.
Neighborhood occupancy levels trail most of the Houston metro (bottom quartile locally), while the renter-occupied share sits high for the region. Together, this points to a market where leasing velocity and tenant retention hinge on competitive pricing and targeted upgrades. Rent-to-income in the area suggests moderate affordability pressure, which supports rent collections but calls for disciplined renewal strategies.
Within a 3-mile radius, recent trends show a modest population decline with relatively stable household counts and projections for smaller household sizes. That mix often expands the addressable renter pool—more, smaller households seeking attainable units—even if headline population growth is soft. Home values in the neighborhood are lower than national medians, yet the value-to-income ratio sits in the top quartile nationally, indicating a high-cost ownership market relative to local incomes that can reinforce reliance on multifamily rentals.
Neighborhood-level safety metrics were not available in this dataset for direct comparison. Investors typically benchmark incident trends to the Houston metro and similar suburban submarkets, evaluate multi-year directionality, and incorporate property-level measures (access control, lighting, and management presence) when underwriting leasing stability and expense forecasts.
The broader employment base includes corporate offices across technology, aerospace, and energy services, which can support workforce demand and commuting renters at this location. Notable nearby employers include Dish Network, Texas Instruments, Boeing, and Calpine.
- Dish Network — telecommunications (27.9 miles)
- Texas Instruments — semiconductors (40.8 miles)
- Boeing: Bay Area Building — aerospace offices (42.7 miles)
- Calpine Turbine Maintenance Group — energy services (44.3 miles)
Built in 1976, the property’s vintage suggests targeted capital planning and value-add potential to improve competitiveness versus older local stock. The surrounding neighborhood shows below-metro occupancy but a renter base that is competitive among Houston neighborhoods; this combination favors well-executed renovations and disciplined pricing to drive absorption and retention. According to CRE market data from WDSuite, ownership remains comparatively costly relative to local incomes, which can sustain multifamily demand even where amenities are sparse.
Within a 3-mile radius, near-term population softness is paired with smaller projected household sizes—conditions that can expand the pool of renters seeking attainable units. Pricing power is likely to be earned through in-unit updates and on-site features rather than walkability, while renewal management remains key given moderate affordability pressure.
- Renter concentration competitive in the Houston metro, supporting a broader tenant base for leasing and renewals.
- 1976 vintage offers value-add and capex-driven upside to reposition versus older nearby stock.
- High ownership costs relative to incomes reinforce reliance on rentals, aiding occupancy stability.
- Smaller household sizes within 3 miles can increase demand for attainable, smaller-format units.
- Risks: submarket occupancy below metro median and limited nearby amenities require careful pricing, upgrades, and resident services.