| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 32nd | Fair |
| Amenities | 21st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2800 California St, Dickinson, TX, 77539, US |
| Region / Metro | Dickinson |
| Year of Construction | 1974 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2800 California St, Dickinson TX Multifamily Investment
Neighborhood occupancy runs high, supporting stable leasing dynamics, according to WDSuite’s CRE market data for the area. This inner-suburb location offers steady renter demand drivers within the Houston metro while maintaining operational simplicity.
This inner-suburban pocket of Dickinson sits within the Houston-The Woodlands-Sugar Land metro and shows strong occupancy at the neighborhood level, with rates in the top quartile nationally and a rank competitive among 1,491 metro neighborhoods. For investors, that translates to a supportive backdrop for collections and renewal strategies, even as pricing decisions remain disciplined.
Amenities are mixed. Grocery access scores above national averages (around the mid-60s percentile), and restaurant density is also above average, while parks, pharmacies, cafes, and childcare options are relatively sparse within the neighborhood ranking set (bottom tier among 1,491 metro neighborhoods). Nearby schools average roughly mid-to-above-metro performance, with a neighborhood school-rating rank placing the area in the top quartile among 1,491 metro neighborhoods—useful for family-oriented renter retention.
Median contract rents at the neighborhood level benchmark modestly above the national middle, and rent-to-income ratios are on the more manageable side, suggesting lower near-term affordability pressure and supporting lease stability. Median home values sit in a lower national percentile for ownership costs; in practice, that can create some competition with entry-level ownership, but it also helps sustain renter households that prioritize flexibility over ownership, particularly where multifamily remains the more accessible option.
Demographic statistics aggregated within a 3-mile radius indicate notable population and household growth in recent years, with forecasts pointing to continued expansion and rising household incomes. A renter-occupied share near the neighborhood level that is above the metro median supports a meaningful tenant base for smaller multifamily assets, while a neighborhood construction-year average skewing newer than this asset highlights potential value-add positioning for a 1970s-vintage property.
Safety trends are mixed but improving. Overall crime levels benchmark around national mid-point comparisons, and the neighborhood’s rank versus 1,491 metro neighborhoods places it near the metro middle. Notably, recent data show a sharp year-over-year decline in violent incidents, placing that improvement in the top quartile nationally, while property offenses track close to national averages. Investors should read this as a stable-to-improving trend line rather than a definitive signal at the block level.
- Boeing: Bay Area Building — aerospace offices (8.8 miles)
- Calpine Turbine Maintenance Group — energy services (9.1 miles)
- Dish Network — telecommunications (12.5 miles)
- Waste Management — environmental services (27.5 miles) — HQ
- Centerpoint Energy — utilities (27.7 miles) — HQ
This 21-unit property, built in 1974, is older than the neighborhood’s typical stock, positioning it for targeted value-add and system upgrades that can enhance competitiveness against newer inventory. At the neighborhood level, occupancy trends sit in the top quartile nationally, which supports revenue durability and renewal outcomes even as operators stay attentive to pricing and retention tactics.
Within a 3-mile radius, recent population and household growth, combined with rising incomes and a renter pool that is set to expand, points to sustained multifamily demand. Median rents benchmark modestly above national midpoints while rent-to-income indicators suggest manageable affordability pressure—favorable for lease stability, according to CRE market data from WDSuite. Key risks include thinner amenity coverage within the immediate neighborhood and potential competition from relatively accessible ownership options.
- High neighborhood occupancy supports collections and renewal stability
- 1974 vintage offers value-add and capex-driven upside relative to newer local stock
- 3-mile demand drivers: growing households and incomes reinforce tenant base depth
- Rent levels near national midpoints with manageable affordability pressure aid retention
- Risks: thinner local amenities and some competition from accessible ownership