| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Fair |
| Demographics | 29th | Poor |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2850 Avenue N, Rosenberg, TX, 77471, US |
| Region / Metro | Rosenberg |
| Year of Construction | 2004 |
| Units | 54 |
| Transaction Date | 2011-09-14 |
| Transaction Price | $1,250,000 |
| Buyer | WELFORD GROUP II LLC |
| Seller | WELFORD GROUP LLC |
2850 Avenue N Rosenberg Multifamily Investment
Renter concentration in the surrounding neighborhood supports steady tenant demand, according to WDSuite’s CRE market data. A 2004 vintage positions the asset competitively versus older local stock while leaving room for targeted modernization.
Located in Rosenberg within the Houston–The Woodlands–Sugar Land metro, the neighborhood rates B- and is competitive among 1,491 metro neighborhoods. Grocery access and parks score in the top quartile nationally, while cafes and pharmacies are limited, suggesting daily needs are well covered but lifestyle retail is thinner. Average school ratings trend below national norms, which may influence unit mix and marketing toward renters prioritizing convenience and value.
Neighborhood multifamily occupancy is stable near the metro middle, and median asking rents are modest relative to national benchmarks, supporting lease-up and retention for workforce-oriented units. With a renter-occupied share that sits in a high national percentile, the area offers depth in the tenant base that can help sustain occupancy across cycles.
Demographic statistics aggregated within a 3-mile radius show recent population and household growth, with forecasts pointing to further gains and smaller average household sizes. This pattern typically expands the renter pool and supports occupancy stability for well-maintained properties serving entry-level and mid-market price points.
The asset’s 2004 construction compares favorably to a neighborhood housing stock that skews older. Newer mechanicals and layouts can reduce near-term capital intensity versus pre-1980s product, though investors should still plan for system refreshes and common-area updates to remain competitive as the submarket evolves.
Home values in the area are lower than many large coastal markets, creating some competition from ownership for higher-earning households. However, rent-to-income levels remain manageable, which can aid lease retention while leaving measured room for revenue management as amenities are upgraded.
Safety indicators present a mixed but manageable profile. The neighborhood’s overall crime rank is competitive among Houston-area neighborhoods (relative to 1,491 total) yet sits around the middle of national comparisons. Violent and property offense levels track slightly better than the national midpoint, according to WDSuite’s data, but recent year-over-year changes show some uptick, warranting routine security measures and resident engagement.
For underwriting, investors often emphasize well-lit common areas, access controls, and coordination with local patrols. These steps can support resident satisfaction and help sustain leasing performance even as safety trends fluctuate.
Proximity to diversified employers underpins workforce housing demand and commute convenience, with a mix of technology, industrial distribution, and energy headquarters within typical driving range. The employers below represent the primary nearby drivers likely to influence leasing stability.
- Texas Instruments — technology (9.2 miles)
- Abm SSC — corporate services (17.4 miles)
- National Oilwell Varco — energy equipment (17.5 miles) — HQ
- Sysco — food distribution (17.8 miles) — HQ
- Phillips 66 — energy (19.3 miles) — HQ
2850 Avenue N is a 54-unit, 2004-vintage asset positioned for durable performance in a renter-heavy Rosenberg neighborhood. Based on commercial real estate analysis from WDSuite, the area offers stable occupancy, modest rent levels, and top-quartile access to everyday amenities like groceries and parks, supporting day-to-day livability for workforce tenants. The property’s vintage is newer than much of the local housing stock, creating a relative edge on functionality while enabling targeted value-add through unit interiors and common-area upgrades.
Within a 3-mile radius, population and households have been expanding, and forecasts call for further gains alongside smaller household sizes—factors that typically broaden the renter pool and support absorption. Ownership remains comparatively attainable in this part of Fort Bend County, so revenue management should emphasize retention and livability upgrades over aggressive rent pushes, especially given school quality and amenity mix.
- Renter-heavy neighborhood and stable occupancy support demand durability.
- 2004 vintage offers competitive positioning versus older stock with clear value-add paths.
- Top-quartile access to groceries and parks enhances livability for workforce tenants.
- 3-mile radius shows growing households and a larger renter pool, aiding absorption.
- Risks: below-average school ratings, limited lifestyle retail, and mixed safety trends warrant prudent capital and management planning.