| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 30th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 301 E Ashley Wilson Rd, Sweeny, TX, 77480, US |
| Region / Metro | Sweeny |
| Year of Construction | 1977 |
| Units | 55 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
301 E Ashley Wilson Rd, Sweeny TX — 55-Unit Multifamily
Neighborhood occupancy has been resilient and pricing remains comparatively accessible, according to WDSuite’s CRE market data, positioning this 1977-vintage, 55-unit asset for steady workforce demand.
Sweeny is a low-amenity suburban pocket within the Houston-The Woodlands-Sugar Land metro where residents typically rely on driving for daily needs. Neighborhood occupancy trends are steady (recent readings near the national middle), signaling a base of renters who prioritize value and commute convenience over walkability, based on CRE market data from WDSuite. Average school ratings sit around the national midpoint, which supports a broad renter profile without being a primary draw for families seeking top-tier districts.
Relative to the metro, this neighborhood ranks below the median overall (1375 out of 1491 metro neighborhoods), which means leasing velocity can be more sensitive to property condition and pricing. However, occupancy levels are modestly above the national median, which helps mitigate volatility during softer cycles. Investors should expect demand to be driven by affordability and practical access to regional employment rather than retail or entertainment density.
Within a 3-mile radius, demographics point to a growing tenant base: population and household counts have increased over the past five years and are projected to continue expanding, indicating a larger pool of renters over time. Median household incomes are healthy for a value-oriented submarket, supporting consistent rent collections and renewal potential when units are maintained competitively.
Housing tenure within 3 miles shows roughly one-quarter of units are renter-occupied, indicating a moderate renter concentration and some competition from ownership. Home values in the neighborhood are comparatively low for the metro, which can draw some residents toward ownership; at the same time, rent-to-income levels near the national middle suggest manageable affordability pressure that can aid retention when lease management and unit quality are aligned with local expectations.
Vintage context: The neighborhood’s average construction year trends earlier (mid-1970s). With a 1977 build, the property is slightly newer than the local average, which can improve competitive positioning versus older stock, though investors should still plan for system updates and targeted renovations to reinforce leasing and rent growth.
Comparable neighborhood safety data is limited for this area in WDSuite, and no crime rank is available against the 1,491 Houston metro neighborhoods. Investors typically benchmark conditions against metro and county resources and pair that with on-the-ground diligence (e.g., property lighting, access control, and local law-enforcement reports) to understand trend direction and operational needs.
Given the suburban setting, operators often focus on practical measures—clear sightlines, parking area visibility, and resident engagement—which can support retention even where third-party crime metrics are sparse. Use multiple sources and recent timeframes to evaluate any directional changes before underwriting.
- Texas Instruments — semiconductor offices (36.6 miles)
- Dish Network — telecom services (37.9 miles)
This 55-unit, 1977-vintage property offers a value-focused play in a car-oriented suburban location where neighborhood occupancy has held around the national middle and pricing remains comparatively accessible. According to CRE market data from WDSuite, the area’s occupancy sits slightly above the national median, and the 3-mile demographic profile shows population and households expanding—factors that support a stable renter pool and renewal prospects when units are well-maintained. With local housing more attainable than core Houston submarkets, operators should emphasize competitive rents, clean presentation, and reliable maintenance to sustain leasing velocity.
The asset is slightly newer than the neighborhood’s average vintage, which can be an advantage versus older stock. That said, systems from this era often benefit from targeted modernization. The moderate renter-occupied share nearby implies some competition from ownership; disciplined capital planning, attention to affordability, and thoughtful unit upgrades can help preserve occupancy and pricing power as projected rent levels trend upward over the next several years.
- Steady neighborhood occupancy and expanding 3-mile renter pool support demand and renewals.
- 1977 build is slightly newer than local average; targeted updates can enhance competitive positioning.
- Value-oriented market with rent-to-income near national middle aids retention when pricing is disciplined.
- Risk: Below-median neighborhood rank and limited walkable amenities require sharper operations and curb appeal.
- Risk: Moderate renter concentration and attainable ownership options can pressure lease-up if units are not maintained competitively.