| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Good |
| Demographics | 42nd | Fair |
| Amenities | 36th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3419 Fountains Dr, Rosenberg, TX, 77471, US |
| Region / Metro | Rosenberg |
| Year of Construction | 2002 |
| Units | 77 |
| Transaction Date | 2017-02-01 |
| Transaction Price | $16,780,000 |
| Buyer | MOMENTUM ROSENBERG TX LLC |
| Seller | MOSAIC FOUNTAINS LP |
3419 Fountains Dr Rosenberg Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by household growth in the surrounding area, according to WDSuite’s CRE market data. The asset’s 2002 vintage suggests potential value-add through targeted updates while leveraging stable leasing fundamentals.
Rosenberg sits within the Houston–The Woodlands–Sugar Land metro and this neighborhood is rated B- and ranks 727 among 1,491 metro neighborhoods, placing it above the metro median. Occupancy in the neighborhood is 96.6% (top quintile nationally), signaling steady lease retention and limited near-term vacancy risk for comparable multifamily assets.
Amenities are serviceable rather than dense: grocery access sits modestly above the national median while parks are similarly positioned, but cafes and pharmacies are sparse. For investors, this mix points to convenience for daily needs with less competition from lifestyle-driven retail, which can support workforce-oriented housing.
Schools average 3.0 out of 5 with a national percentile around the low-60s, an indicator that should help sustain family renter interest relative to similar outer-ring submarkets. Median contract rents in the neighborhood measure in the mid-tier nationally, and the rent-to-income profile is around the national midpoint, which can support lease retention with measured pricing power rather than aggressive rent lifts.
Tenure patterns show a lower renter concentration within the immediate neighborhood, implying an owner-leaning area; however, demographics aggregated within a 3-mile radius show meaningful population and household growth over the past five years and projected through 2028, expanding the broader renter pool and supporting occupancy stability.
Safety indicators compare favorably at the national level. The neighborhood’s violent offense measure sits in the high 90s by national percentile (safer than the vast majority of U.S. neighborhoods), and property offense is also in a high national percentile. According to WDSuite’s data, estimated rates declined materially year over year, suggesting a favorable recent trend. As always, investors should evaluate street-level conditions and management practices during diligence.
Nearby employers across semiconductors, energy, and corporate services provide a diversified employment base and commute convenience that can underpin renter demand and retention. The list below highlights prominent names within commuting distance.
- Texas Instruments — semiconductors (9.6 miles)
- Abm SSC — facility services (18.3 miles)
- National Oilwell Varco — energy equipment (18.3 miles) — HQ
- National Oilwell Varco Employees CU — financial services (18.3 miles)
- Sysco — food distribution (19.0 miles) — HQ
This 77-unit property, built in 2002, is older than the neighborhood’s average construction vintage, creating a straightforward value-add path through unit and system updates to enhance competitiveness against newer stock. At the same time, neighborhood occupancy remains high and above most U.S. peers, supporting stable leasing and smoothing execution risk during renovations.
Demographics aggregated within a 3-mile radius point to strong recent population and household gains with further expansion projected through 2028, indicating a larger tenant base over time. According to CRE market data from WDSuite, local rents and rent-to-income sit near national midpoints, which can aid retention while still allowing measured rent growth tied to modernization and operational improvements.
- High neighborhood occupancy supports lease stability during hold and renovations
- 2002 vintage enables value-add through targeted interior and systems upgrades
- Expanding 3-mile renter pool and household growth bolster long-term demand
- Mid-tier rent and rent-to-income positioning favors retention with measured pricing
- Risks: owner-leaning immediate area and lighter amenity density may temper premium rent potential