| 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 | 2000 |
| Units | 58 |
| Transaction Date | 2010-11-17 |
| Transaction Price | $2,062,500 |
| Buyer | FRIENDSWOOD PROPERTIES LLC |
| Seller | STUARD EDWARD F |
105 Stonesthrow Ave Friendswood Multifamily Opportunity
Neighborhood occupancy is exceptionally tight—ranking 1st among 1,491 Houston metro neighborhoods—supporting leasing stability, according to WDSuite’s CRE market data.
Friendswood’s neighborhood profile skews suburban with strong fundamentals for renter retention. The area rates highly within the Houston-The Woodlands-Sugar Land metro (competitive among 1,491 neighborhoods), and neighborhood occupancy is at the top of the metro, indicating limited near-term supply slack at the neighborhood level rather than at this specific property.
Quality-of-life drivers are a differentiator. Average school ratings sit at the top of both the metro and national landscape (ranked 1st among 1,491 metro neighborhoods and in the top national percentile), a factor that often supports stable long-term residency. Daily convenience is solid with above-median concentrations of restaurants, cafes, and pharmacies relative to national peers, while immediate access to parks and childcare options is thinner in this neighborhood.
Ownership costs are elevated for the region, and higher home values can reinforce renter reliance on multifamily housing, which benefits lease retention and pricing power. At the same time, renter-occupied housing represents roughly a quarter of local units at the neighborhood level, implying a shallower renter base and the need for targeted leasing. The area’s rent-to-income profile is favorable, suggesting manageable rent burdens that can support sustainable rent growth.
Within a 3-mile radius, recent years show modest population growth with a larger increase in households and a decline in average household size—dynamics that typically expand the tenant base for smaller-format apartments. Forward-looking estimates indicate continued household growth with further reductions in household size, which can support occupancy stability for well-positioned assets.
Safety indicators compare favorably to regional and national benchmarks. Violent offense metrics are strong—top national percentile performance—and have improved year over year, signaling relatively low violent-crime exposure compared with neighborhoods nationwide. In metro context, these results position the area above average among Houston neighborhoods.
Property-related offenses remain comparatively favorable by national percentile, though the most recent year shows an uptick versus the prior year. Investors should monitor this trend while leaning on the area’s otherwise solid safety profile and improving violent-offense trajectory. All figures reflect neighborhood-level conditions and rankings relative to the 1,491 neighborhoods in the Houston metro.
Proximity to established corporate employers supports commute convenience and diversified renter demand. Key nearby employers include Boeing, Dish Network, Calpine’s turbine services group, and the Houston headquarters of Waste Management and CenterPoint Energy.
- Boeing: Bay Area Building — aerospace offices (7.5 miles)
- Dish Network — telecommunications (8.4 miles)
- Calpine Turbine Maintenance Group — energy services (9.5 miles)
- Waste Management — environmental services (18.8 miles) — HQ
- Centerpoint Energy — utilities (19.0 miles) — HQ
Built in 2000, the asset is newer than the neighborhood’s average vintage, which can enhance competitive positioning versus older local stock while still offering scope for selective modernization. Neighborhood-level occupancy ranks first among 1,491 Houston metro neighborhoods, indicating tight conditions that support lease-up and retention. Within a 3-mile radius, household counts have increased and are projected to continue rising as average household size declines, pointing to a gradually expanding renter pool for smaller-format units. According to CRE market data from WDSuite, the area also exhibits favorable rent-to-income dynamics, which can underpin sustainable rent growth management.
Counterbalancing these strengths, the renter concentration in the immediate neighborhood is modest, so performance will depend on targeted marketing and amenity fit. Amenity access is strong for food, beverage, and pharmacy needs, but park and childcare access is thinner locally; investors should consider these factors in positioning and resident services. Recent movement in property-related offenses warrants monitoring even as violent-crime indicators remain strong by national standards.
- Newer 2000 vintage relative to local average, supporting competitive positioning
- Neighborhood occupancy ranks 1st among 1,491 metro neighborhoods, indicating tight conditions
- 3-mile household growth and smaller household sizes expand the potential renter base
- Favorable rent-to-income profile supports disciplined rent growth management
- Risks: lower renter concentration locally, limited parks/childcare, and recent uptick in property-related offenses