| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 72nd | Best |
| Amenities | 90th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13825 Lexington Blvd, Sugar Land, TX, 77478, US |
| Region / Metro | Sugar Land |
| Year of Construction | 1998 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13825 Lexington Blvd, Sugar Land TX Multifamily Investment
Neighborhood occupancy is high and stable, supporting revenue durability according to WDSuite’s CRE market data. Positioning in Sugar Land offers demand depth from nearby employers with relatively favorable rent-to-income dynamics for retention.
Sugar Land’s suburban setting around 13825 Lexington Blvd scores strongly on daily convenience. Amenity availability ranks 11th out of 1,491 Houston metro neighborhoods and restaurants, groceries, parks, cafes, and childcare all sit in high national percentiles, indicating solid lifestyle support for renters and onsite leasing.
Neighborhood occupancy (not the property) is elevated and above national norms, sitting in the 92nd percentile nationally, which typically supports pricing power and limits downtime between turns. Median contract rents in the neighborhood are higher than many Houston submarkets, yet a low rent-to-income ratio signals manageable affordability pressure that can aid lease retention and renewal strategies.
Within a 3-mile radius, households have inched higher even as population edged lower, pointing to smaller household sizes and a gradually expanding tenant base. Forward-looking household growth projections suggest more renters entering the market, a constructive backdrop for multifamily demand. This commercial real estate analysis aligns with WDSuite’s data that shows strong neighborhood fundamentals relative to the metro and nation.
The neighborhood’s median home values are elevated for the region, which tends to sustain reliance on rental options for some households and can support occupancy stability. However, ownership is not prohibitively expensive in a regional context, so operators should balance pricing with value to remain competitive with for-sale alternatives.
Safety indicators compare favorably in a metro context: the neighborhood’s crime rank is 261 out of 1,491 Houston-area neighborhoods, indicating performance above the metro average. Nationally, WDSuite’s data places the area around the 63rd percentile for safety, better than the median among neighborhoods nationwide.
Recent trends are constructive, with both property and violent offense rates declining over the past year. While no neighborhood is risk-free, the combination of above-metro standing and improving momentum supports tenant retention and day-to-day livability without relying on block-level claims.
Proximity to established corporate employers underpins renter demand and commute convenience for a broad professional workforce, supporting leasing stability for multifamily operators. The area draws from technology, energy, and services employers listed below.
- Texas Instruments — technology offices (4.1 miles)
- National Oilwell Varco Employees CU — financial services (6.4 miles)
- National Oilwell Varco — energy equipment (6.4 miles) — HQ
- Abm SSC — building services (6.5 miles)
- Phillips 66 — energy (9.7 miles) — HQ
This 81-unit asset, built in 1998, is older than the neighborhood’s average vintage and may present value-add potential through targeted renovations and systems upgrades. Strong neighborhood occupancy (measured at the neighborhood level) and a rent-to-income profile that supports lease retention indicate durable demand, according to CRE market data from WDSuite. Nearby employment nodes add depth to the renter pool and reduce lease-up risk.
Within a 3-mile radius, household counts are rising even as average household size trends lower, which can expand the tenant base over time. Elevated regional home values help sustain multifamily reliance, though ownership remains accessible enough to require disciplined positioning and resident experience to defend against for-sale competition.
- High neighborhood occupancy and strong amenities support pricing power and low downtime
- 1998 vintage suggests value-add/renewal upside with targeted capex
- Diverse nearby employers bolster demand and retention potential
- Favorable rent-to-income dynamics aid renewals; monitor affordability pressure as rents evolve
- Risks: some competition from ownership options, demographic shifts toward smaller households, and aging systems requiring capital planning