| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Fair |
| Demographics | 39th | Fair |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15016 FM 2100 Rd, Crosby, TX, 77532, US |
| Region / Metro | Crosby |
| Year of Construction | 1983 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15016 FM 2100 Rd Crosby 32-Unit Multifamily
Investor thesis centers on steady household expansion within a 3-mile radius and a modest rise in renter-occupied share, while neighborhood occupancy trends sit below national norms, according to WDSuite’s CRE market data. The setup points to reliable workforce demand with room for value-add execution rather than a pure yield play.
Crosby’s neighborhood profile is competitive among Houston-The Woodlands-Sugar Land neighborhoods (ranked 596 out of 1,491), supported by everyday amenities that trend around the middle of national distributions. Grocery, pharmacy, parks, and restaurant access land near the mid-50s to mid-60s national percentiles, indicating functional convenience without urban premiums. Average school ratings track below national norms (37th percentile), which may temper family-driven leasing momentum but often aligns with workforce-oriented renter segments.
Within a 3-mile radius, population and household counts have increased over the past five years, with additional population growth and a larger household base projected. This expansion supports a larger tenant base and helps underpin occupancy stability at the property level. Median contract rents in the area are lower than many urban submarkets and are projected to rise modestly, suggesting manageable affordability pressure and potential for disciplined rent growth.
Tenure patterns show renter-occupied housing at roughly one-fifth of units in the immediate area, with WDSuite projections indicating a gradual increase over the next five years. For investors, this points to a measured but expanding renter pool—supportive of leasing depth without oversaturation. Neighborhood occupancy is below national averages and has softened over five years, which argues for conservative lease-up assumptions and proactive retention strategies.
The property’s 1983 vintage is slightly newer than the neighborhood’s average building year (1978). That positioning can provide a competitive edge versus older stock while still calling for targeted capital planning—common area refresh, systems modernization, and unit-level updates—to capture value-add upside and support pricing power. Elevated home values relative to incomes in the neighborhood (value-to-income ratio in the top quartile nationally) suggest a high-cost ownership environment that tends to sustain renter reliance on multifamily housing.
Neighborhood safety indicators trend below national benchmarks, with overall crime levels comparing weaker than many U.S. neighborhoods (national safety placement around the lower quintiles) and below the metro average (crime rank 870 out of 1,491 Houston-area neighborhoods). This context calls for standard operational measures—lighting, access control, and attentive property management—to support resident retention and day-to-day experience.
Recent estimates show property and violent offense rates positioned in the lower national percentiles, and short-term fluctuations have been elevated. For investors, the key is consistent monitoring of trends and coordination with local resources to maintain on-site conditions that match the target renter profile without assuming rapid neighborhood-level change.
The location draws on a broad Houston employment base supportive of workforce housing and commute convenience, notably including Air Products, FedEx Office, Halliburton, Calpine, and Calpine Turbine Maintenance Group.
- Air Products — industrial gases (10.36 miles)
- FedEx Office Print & Ship Center — logistics & business services (12.25 miles)
- Halliburton — energy services (16.79 miles) — HQ
- Calpine — power generation (20.56 miles) — HQ
- Calpine Turbine Maintenance Group — power equipment services (20.64 miles)
This 32-unit asset offers exposure to a growing 3-mile tenant base and a renter share that is projected to expand, reinforcing leasing depth. Neighborhood occupancy trends are softer than national norms, but median rents remain relatively accessible, supporting retention while leaving room for disciplined value-add rent lifts. The 1983 vintage is slightly newer than the neighborhood average, suggesting competitive positioning against older stock while still benefiting from targeted renovations to drive returns.
Elevated ownership costs relative to incomes in the neighborhood tend to sustain rental demand, and proximity to diversified Houston employers underpins workforce stability. According to CRE market data from WDSuite, neighborhood-level indicators point to steady demand drivers with some volatility, favoring operators who pair capital improvements with active asset management and conservative underwriting.
- Expanding 3-mile population and households support a larger tenant base and occupancy stability.
- Gradual increase in renter-occupied share indicates measured growth in leasing demand.
- 1983 vintage with value-add potential for systems and unit updates to enhance competitiveness.
- Workforce access to major Houston employers supports leasing depth and retention.
- Risks: below-national neighborhood occupancy and safety indicators require conservative lease-up and active management.