| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 28th | Poor |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2402 Dickinson Ave, Dickinson, TX, 77539, US |
| Region / Metro | Dickinson |
| Year of Construction | 2008 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2402 Dickinson Ave, Dickinson TX Multifamily Investment
Neighborhood occupancy is measured at the metro s top rank, indicating tight renter demand at the neighborhood level according to WDSuite 9s CRE market data; the 2008 vintage positions the asset to compete against older nearby stock.
This suburban pocket of the Houston-The Woodlands-Sugar Land metro shows neighborhood-level occupancy at the highest rank among 1,491 metro neighborhoods, signaling tight conditions locally rather than at the property. Median contract rents benchmark above national norms, while the rent-to-income profile is favorable, which can support retention and measured pricing power from an investor perspective.
Livability skews toward parks and childcare access, with park density in the higher national percentiles and childcare availability competitive among peer areas, though on-neighborhood options for groceries, pharmacies, and dining are limited. That mix points to a residential setting where residents may drive a short distance for daily needs, typical of many suburban Houston locations.
The area s housing stock skews older on average (early 1990s), and a 2008 construction year gives this property relative competitiveness versus older buildings. Investors should still plan for mid-life system updates and potential common-area refreshes to sustain positioning.
Within a 3-mile radius, population and household counts have been expanding and are projected to continue growing, enlarging the tenant base and supporting occupancy stability. Renter-occupied housing makes up roughly three in ten units in this radius, indicating a meaningful but not dominant renter pool that can underpin steady demand for well-managed multifamily inventory.
Home values in the immediate neighborhood are lower relative to national medians, which can introduce some competition from ownership options. From an investment standpoint, that context favors emphasizing convenience, professional management, and attainable rents to sustain leasing velocity and renewals.
Safety indicators for the neighborhood sit near national averages overall, with conditions that are competitive among Houston metro neighborhoods (ranked within roughly the top 40% out of 1,491 neighborhoods). Recent trend data points to year-over-year improvement in both violent and property offense rates, which supports a steady operating outlook without overstating block-level conditions.
Investors should underwrite with standard precautions: emphasize lighting, access controls, and resident engagement, and track ongoing trends at the neighborhood level rather than property-specific assumptions.
Proximity to regional employers supports a diversified renter base and commute convenience, with demand influenced by aerospace, energy, industrial services, and environmental services employers including Boeing, Calpine Turbine Maintenance Group, Dish Network, Air Products, and Waste Management.
- Boeing: Bay Area Building aerospace offices (8.4 miles)
- Calpine Turbine Maintenance Group power generation services (8.8 miles)
- Dish Network telecommunications (12.1 miles)
- Air Products industrial gases (19.3 miles)
- Waste Management environmental services (26.9 miles) HQ
The investment case centers on tight neighborhood occupancy, above-average rent positioning, and expanding 3-mile population and household counts that broaden the tenant base. The 2008 vintage is newer than the area s average housing stock, offering a competitive edge versus older properties while still warranting mid-life capital planning. According to CRE market data from WDSuite, the neighborhood s rent-to-income profile is favorable, supporting resident retention and disciplined rent growth.
Balanced against these strengths, the immediate neighborhood has limited on-block retail and everyday services, and relatively accessible ownership can create competition for some households. Execution that emphasizes convenience, professional management, and attainable rents should help sustain leasing performance.
- Neighborhood-level occupancy ranks at the top of the Houston metro, supporting an expectation of leasing stability.
- 2008 construction offers a competitive position versus older local stock; plan for mid-life system updates.
- Expanding 3-mile population and household counts enlarge the renter pool and support absorption.
- Favorable rent-to-income dynamics underpin retention and measured pricing power.
- Risk: limited neighborhood retail and more accessible ownership options may require sharper value and service to sustain velocity.