| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 79th | Best |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 105 Stonesthrow Ave, Friendswood, TX, 77546, US |
| Region / Metro | Friendswood |
| Year of Construction | 1975 |
| Units | 58 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
105 Stonesthrow Ave, Friendswood TX Multifamily Investment
Neighborhood-level occupancy is exceptionally tight and schools are among the strongest in the Houston metro, according to WDSuite’s CRE market data. For investors, this points to durable renter demand and stable leasing dynamics at the submarket scale.
Friendswood’s neighborhood profile rates strongly for investors, with an overall A rating and a rank of 118 among 1,491 Houston-area neighborhoods—putting it well above the metro median. Neighborhood-level occupancy sits at the top of the metro and the top percentile nationally, signaling limited available units and supporting rent stability.
Schools are a standout: the neighborhood’s average school rating ranks 1st among 1,491 metro neighborhoods and sits in the top percentile nationwide. This education profile often correlates with steady demand from family renters and longer tenancy horizons, a positive factor for multifamily underwriting.
Local amenities are supportive of daily living, with restaurants and cafes scoring in the mid‑80s national percentiles and pharmacies above the metro median, while parks and formal childcare are limited in the immediate area. Median home values are elevated for the region, which can reinforce reliance on multifamily housing and support pricing power without overextending renters. Neighborhood rents are positioned below national midpoints, which can help sustain lease-up and retention in competitive cycles.
Within a 3‑mile radius, demographics show a larger tenant base forming over time: households increased in recent years and are projected to expand further, even as average household size trends lower—conditions that typically add depth to the renter pool and support occupancy stability. Household incomes are high and rising in the radius, which bolsters rent-to-income capacity and supports disciplined rent growth management based on commercial real estate analysis from WDSuite.
The property’s 1975 vintage is older than the neighborhood’s average construction year, creating clear value‑add and capital planning angles. Strategic renovations and systems upgrades can improve competitive positioning versus newer stock while targeting durable demand drivers noted above.
Safety signals are mixed but generally favorable in broader context. Violent‑offense indicators track in the top percentile nationally, suggesting comparatively low incidence versus neighborhoods across the country. Property‑offense indicators land in the mid‑80s percentile nationally, also relatively favorable. However, recent year‑over‑year movement shows an upswing in property‑related incidents; investors should monitor trend lines and coordinate with on‑site measures and insurer guidance.
Within the Houston metro comparison set of 1,491 neighborhoods, crime rankings can vary by category and time frame. Taken together, the area remains competitive among Houston neighborhoods and compares well at the national level, but prudent assumptions should include ongoing security best practices and loss‑prevention planning.
Proximity to aerospace, telecom, and energy corporate offices supports a diverse employment base and commute convenience, which can aid leasing stability for workforce and professional renters. The nearby employers below are representative of demand drivers for this neighborhood.
- Boeing: Bay Area Building — aerospace (7.4 miles)
- Dish Network — telecom services (8.5 miles)
- Calpine Turbine Maintenance Group — energy services (9.4 miles)
- Waste Management — environmental services (18.7 miles) — HQ
- Centerpoint Energy — utilities (18.9 miles) — HQ
105 Stonesthrow Ave is a 58‑unit, 1975‑vintage multifamily asset positioned in a high‑performing Friendswood neighborhood where schools rank at the top of the metro and neighborhood‑level occupancy is extremely tight. The area’s elevated home values and below‑median neighborhood rents create a favorable backdrop for sustained renter demand and measured pricing power. Based on CRE market data from WDSuite, the 3‑mile radius shows strong incomes and expanding household counts, which supports a larger tenant base and potential lease‑up resilience.
Given its older vintage relative to neighborhood averages, the property presents clear value‑add potential through interior updates and building systems improvements to compete with newer stock. Balanced against this, investors should underwrite prudent operating reserves and monitor local property‑offense trends while leveraging the area’s employer base and school strength to support retention.
- Tight neighborhood‑level occupancy and top‑ranked schools support leasing stability
- Elevated ownership costs and below‑median neighborhood rents reinforce multifamily demand
- 3‑mile radius shows high incomes and growing households, expanding the renter pool
- 1975 vintage offers value‑add upside via renovations and systems upgrades
- Risk: monitor property‑offense trends and plan for ongoing security and capex needs