| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Poor |
| Demographics | 36th | Fair |
| Amenities | 21st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 444 Jefferson St, West Columbia, TX, 77486, US |
| Region / Metro | West Columbia |
| Year of Construction | 1981 |
| Units | 50 |
| Transaction Date | 2017-07-21 |
| Transaction Price | $5,253,800 |
| Buyer | STEELE BROOKS LLC |
| Seller | WEST BROOKS MANOR HOLDINGS LLC |
444 Jefferson St, West Columbia TX — 50-Unit Value-Add Multifamily
Older 1981 vintage with stable neighborhood occupancy and an owner-leaning tenure mix positions this asset for pragmatic renovations and steady cash flow potential, according to CRE market data from WDSuite.
West Columbia sits within the Houston–The Woodlands–Sugar Land metro yet retains a rural profile, which shapes day-to-day livability and operating dynamics for workforce-oriented rentals. Neighborhood occupancy trends are slightly above the national median, per WDSuite, suggesting a base level of leasing stability even as the sub-area remains less dense than core Houston.
Amenities are limited locally by national standards (few cafes, groceries, and parks inside the immediate neighborhood), while pharmacy access tracks stronger than average. That tradeoff typically means residents rely on broader corridor services, so properties that deliver on-site convenience (parking, laundry, package handling) can differentiate on retention.
Within a 3-mile radius, WDSuite data shows population growth over the past five years alongside a faster increase in households and a gradual reduction in average household size. This points to a larger tenant base and more one- to two-person households entering the market, which can support occupancy stability for small and mid-size units.
Home values in the neighborhood cluster near the U.S. midpoint, indicating a more accessible ownership market than urban Houston. For multifamily operators, that typically translates into balanced rental demand: less pricing power than high-cost ownership submarkets, but potentially stronger lease retention where rents remain positioned against local incomes. The neighborhood’s rent-to-income conditions (above-average nationally) further suggest manageable affordability pressure that can support measured rent steps when paired with targeted upgrades and service quality.
Comparable, property-level safety metrics are limited for this neighborhood in WDSuite’s current release. Investors should assess recent trends at the city and county level and perform customary diligence (lighting, access control, and local enforcement coordination) to align operating plans with resident expectations.
Commuter access to Houston’s energy and industrial corporate base underpins renter demand from skilled trades and office support roles. Notable nearby employers include Texas Instruments, Dish Network, National Oilwell Varco, Phillips 66, and Quanta Services.
- Texas Instruments — semiconductors (29.7 miles)
- Dish Network — telecommunications (30.6 miles)
- National Oilwell Varco — energy equipment (37.9 miles) — HQ
- Phillips 66 — energy (41.2 miles) — HQ
- Quanta Services — infrastructure services (42.0 miles) — HQ
Constructed in 1981, the property is modestly older than the neighborhood average, creating a clear value-add path through selective systems upgrades and interior refreshes to enhance competitiveness versus aging stock. Neighborhood occupancy sits slightly above the national median, and a 3-mile radius shows recent population growth with a faster rise in households, indicating renter pool expansion and a supportive backdrop for lease-up and retention.
The area’s owner-leaning tenure mix still leaves a meaningful base of renter-occupied units, while rent-to-income conditions suggest room for measured rent growth when paired with service improvements. Forecasts in WDSuite point to rising contract rents over the next five years, and, based on commercial real estate analysis from WDSuite, ownership costs near national midpoints should sustain balanced demand rather than sharp swings.
- 1981 vintage offers value-add potential via targeted capex and modernization
- Neighborhood occupancy trends slightly above national median support baseline stability
- 3-mile radius shows population and household growth, expanding the local renter pool
- Forecast rent gains provide upside with disciplined lease management
- Risks: amenity-light location and commuter reliance may temper rent premiums