| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 71st | Best |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1111 W Main St, League City, TX, 77573, US |
| Region / Metro | League City |
| Year of Construction | 1978 |
| Units | 72 |
| Transaction Date | 2001-10-05 |
| Transaction Price | $145,100 |
| Buyer | CAUTHEN PAUL M |
| Seller | DAUPHINEY HELEN H |
1111 W Main St, League City Multifamily Investment
Neighborhood fundamentals point to steady renter demand and occupancy in the mid-90s, according to WDSuite’s CRE market data. Positioned in a suburban corridor with strong household incomes, the asset benefits from a deep commuter base and solid schools that support leasing stability.
League City’s neighborhood scores are competitive among 1,491 Houston-area neighborhoods (overall rating A), with amenities and schools standing out. Cafes, restaurants, groceries, and pharmacies rank above metro medians and trend in the top quartile nationally for food-and-beverage access, helping support day-to-day convenience for residents. Average school ratings are strong (top quartile nationally), a factor that often correlates with stable family renter demand.
The local occupancy environment is healthy, with the neighborhood tracking near the mid-90s and above metro median levels, based on CRE market data from WDSuite. Median contract rents at the neighborhood level are above the national midpoint, while rent-to-income trends remain manageable, supporting lease retention and measured pricing power rather than outsized affordability pressure.
Construction vintage in the immediate area skews newer than the subject (average around the early 1990s). With the property built in 1978, investors should plan for targeted capital expenditures or value-add upgrades to maintain competitive positioning against newer stock, particularly in common areas, unit finishes, and systems.
Tenure patterns indicate a sizeable renter base. Within the neighborhood, the share of renter-occupied housing units is below half, which typically supports stable demand for quality multifamily. Within a 3-mile radius, demographics point to population growth and a larger tenant base over time, with households expanding and household sizes gradually trending smaller — dynamics that can bolster multifamily absorption and occupancy.
Home values in the neighborhood sit above national medians and value-to-income ratios trend elevated versus many U.S. areas. In practice, this higher-cost ownership environment tends to reinforce reliance on rental housing, supporting renewal rates and demand depth for well-maintained communities.
Safety indicators are mixed when viewed against national benchmarks. Neighborhood-level rankings are competitive among 1,491 Houston-area neighborhoods, while national percentiles place overall safety slightly below the U.S. midpoint. For investors, recent trends are constructive: both violent and property offense rates have declined year over year, suggesting improving conditions that can support leasing and retention.
As with any submarket exhibiting mixed signals, underwriting should incorporate prudent security measures and market-appropriate resident experience investments, while recognizing the positive directionality in recent data.
Proximity to major employers supports commuter demand and lease retention, with a concentration in aerospace, power services, telecom, industrial gases, and environmental services.
- Boeing: Bay Area Building — aerospace (6.1 miles)
- Calpine Turbine Maintenance Group — power services (7.3 miles)
- Dish Network — telecommunications (10.0 miles)
- Air Products — industrial gases (18.2 miles)
- Waste Management — environmental services (23.2 miles) — HQ
This 72-unit, 1978-vintage community offers scale in a suburban Houston corridor where neighborhood occupancy trends are solid and household incomes are strong. According to CRE market data from WDSuite, the immediate area maintains healthy occupancy and above-median amenity access, while school quality sits in the top quartile nationally — factors that typically support leasing stability. Elevated home values relative to incomes in the neighborhood point to a high-cost ownership market, reinforcing demand for well-positioned rentals and aiding renewal potential.
Given its older vintage relative to nearby stock, the asset presents a straightforward value-add and capital-planning opportunity to sustain competitiveness versus 1990s-era communities. Demographic data aggregated within a 3-mile radius indicates continued population and household growth alongside rising incomes, expanding the tenant base and supporting long-term absorption. Affordability metrics suggest room for disciplined rent optimization while maintaining retention through service and product upgrades.
- Healthy neighborhood occupancy and strong amenity/school fundamentals support stable leasing
- Elevated ownership costs reinforce reliance on rentals, aiding demand depth and renewals
- 1978 vintage enables targeted value-add and systems upgrades to enhance competitiveness
- 3-mile demographics show growing, higher-income households, expanding the renter pool
- Risk: mixed-but-improving safety metrics warrant prudent security and underwriting buffers