| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Fair |
| Demographics | 42nd | Fair |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3505 Magnolia Ave, Texas City, TX, 77590, US |
| Region / Metro | Texas City |
| Year of Construction | 2008 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3505 Magnolia Ave Texas City 2008 Multifamily Investment
Neighborhood occupancy has remained resilient and renter demand is deep, according to WDSuite’s CRE market data, positioning this asset for steady leasing relative to comparable inner-suburban submarkets.
Texas City’s inner-suburban setting offers everyday convenience with a pragmatic amenity mix. Grocery and pharmacy access track above the metro median (ranked 708 and 437 out of 1,491 Houston neighborhoods, respectively), while cafes and parks are limited, suggesting residents rely on essential retail rather than destination lifestyle nodes. School rating data is not available for this neighborhood, so investors should underwrite education preferences through local comps and tenant feedback.
Occupancy in the neighborhood is healthy at 95.1% and is competitive among Houston-The Woodlands-Sugar Land neighborhoods (ranked 532 of 1,491; 72nd percentile nationally), indicating stable leasing conditions rather than lease-up volatility. The share of housing units that are renter-occupied is high at 67.4% (ranked 131 of 1,491), placing the area in the top quartile nationally for renter concentration—supporting a deeper tenant base for multifamily.
Within a 3-mile radius, population has grown modestly over the past five years while household counts increased, pointing to a slightly smaller average household size and a larger tenant pool for smaller formats. Forecasts call for further increases in households and a higher renter share, which typically supports occupancy stability and absorption for efficiently sized units.
Home values in the neighborhood are lower than many U.S. areas, creating a more accessible ownership market that can introduce competition for renters at certain price points. However, rent-to-income ratios trend low for the area, which can aid lease retention and moderate turnover risk. The property’s 2008 construction is newer than the neighborhood’s average vintage (1980), offering relative competitiveness versus older stock while still warranting targeted capital planning for mid-life systems and common-area modernization.
Safety signals are mixed but trending in a constructive direction. Overall crime levels benchmark slightly better than average nationally (57th percentile), indicating comparative stability versus many neighborhoods nationwide. Within the Houston metro context (1,491 neighborhoods), this places the area above the midrange rather than a top performer.
Property and violent offense estimates show meaningful year-over-year improvement, with large declines reported in the most recent period. While certain offense categories still sit below national safety percentiles, the downward trend supports a cautiously improving outlook. Investors should incorporate block-level diligence and recent comp feedback to calibrate operating assumptions and security CapEx.
Proximity to industrial and corporate employment across the Bay Area corridor underpins workforce renter demand and commute convenience, notably anchored by turbine maintenance, aerospace, telecommunications, and industrial gas operations cited below.
- Calpine Turbine Maintenance Group — energy services (15.9 miles)
- Boeing: Bay Area Building — aerospace offices (16.1 miles)
- Dish Network — telecommunications (17.0 miles)
- Air Products — industrial gases (25.2 miles)
This 36-unit, 2008-vintage asset benefits from a renter-heavy neighborhood profile and competitive neighborhood occupancy of 95.1%, supporting steady collections and leasing. Within a 3-mile radius, modest population growth and a larger household count point to a growing renter pool, which can reinforce occupancy stability for efficiently sized units. According to CRE market data from WDSuite, the area’s rent-to-income dynamics are relatively manageable, aiding retention strategies in a price-sensitive submarket.
Relative to the neighborhood’s older housing stock, the property’s newer vintage offers positioning advantages while still requiring mid-life capital planning to maintain competitiveness. Essential-retail convenience is solid, even as lifestyle amenities are thinner; underwriting should reflect stable, workforce-driven demand with measured rent growth expectations and attention to operating controls.
- Competitive neighborhood occupancy and deep renter base support leasing stability
- 2008 vintage out-competes older local stock with targeted modernization
- 3-mile household growth and rising renter share expand the tenant pool
- Essential retail access aids retention; thinner lifestyle amenities are a leasing consideration
- Risk: accessible ownership options can compete at certain price points; calibrate rents and concessions