| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 55th | Good |
| Amenities | 8th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16700 Golf Club Dr, Crosby, TX, 77532, US |
| Region / Metro | Crosby |
| Year of Construction | 1984 |
| Units | 78 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16700 Golf Club Dr Crosby TX Multifamily Value-Add
Neighborhood occupancy trends are steady and local schools are strong, according to WDSuite’s CRE market data, while the property’s 1984 vintage suggests a practical renovation and modernization thesis.
Crosby’s rural setting offers a quieter, car-oriented environment with limited retail and café density, which tends to attract households prioritizing space and commute access over walkability. Median asking rents in the neighborhood sit above national norms, yet rent-to-income levels remain manageable for many households, supporting lease retention and measured pricing power based on CRE market data from WDSuite. Note that occupancy and rent metrics referenced here describe the neighborhood, not the property.
Within a 3-mile radius, population and household counts have expanded and are projected to keep rising, signaling a larger tenant base over time. The renter-occupied share is lower than many urban submarkets today, but forecasts indicate a gradual increase in renter concentration, which can deepen demand for multifamily units and support occupancy stability.
Education is a relative strength: average school ratings are in the top quartile nationally, which can aid long-term resident retention for family households. Home values remain more accessible than many coastal markets; this can introduce some competition from ownership options, but it also helps sustain overall housing stability and reduces displacement pressure, keeping the local rental market balanced for investors.
Compared with the Houston metro, the neighborhood’s overall standing is mid-pack, with amenities and cafés ranking in the lower tier among 1,491 metro neighborhoods. For investors, this implies marketing emphasis on value, space, and school quality rather than walkable retail, alongside positioning that taps into regional employment hubs within commuting distance.
Safety compares favorably within the Houston metro, landing competitive among 1,491 neighborhoods, while national comparisons sit closer to the middle of the pack according to WDSuite’s data. Recent trends show property offenses easing modestly and violent offenses fluctuating upward year over year, so underwriting should incorporate standard contingency for security, lighting, and resident engagement.
Investors should frame this as a mixed but manageable risk profile: relatively better within the metro context, but not top-tier nationally. Monitoring submarket trends and coordinating with local law enforcement and community programs can help maintain resident confidence and support retention.
Nearby corporate employers provide a diversified employment base that can support steady renter demand, particularly for workforce and family households commuting across the northeast Houston corridor. Key employers within practical drive times include FedEx Office, Air Products, Halliburton, Calpine, and Waste Management.
- FedEx Office Print & Ship Center — printing & shipping services (10.3 miles)
- Air Products — industrial gases (12.1 miles)
- Halliburton — oilfield services (15.2 miles) — HQ
- Calpine — energy (20.0 miles) — HQ
- Waste Management — environmental services (20.2 miles) — HQ
With 78 units built in 1984, the property is older than the neighborhood’s typical vintage, creating a clear value‑add pathway through interior updates, systems modernization, and curb appeal enhancements. Neighborhood occupancy runs slightly above national norms and schools perform in the top quartile nationally, supporting family-oriented renter demand and potential retention advantages. According to CRE market data from WDSuite, local rents are relatively elevated versus national figures, but rent-to-income levels remain manageable, which can support steady collections when paired with measured renewal strategies.
Demographic momentum within a 3-mile radius points to population growth, a rising household count, and a gradual increase in renter concentration—signals that can expand the tenant base and underpin occupancy stability. The trade-off is an amenity-light, car-centric location and nationally middle-tier safety profile; prudent CapEx for lighting and common-area security, plus marketing to commuting households, can mitigate these factors.
- 1984 vintage offers tangible value‑add and CapEx planning opportunities versus newer area stock
- Neighborhood occupancy and top‑quartile school ratings support family renter retention
- 3‑mile population and household growth expand the tenant base and support leasing stability
- Income levels help keep rent burdens manageable, aiding renewals and collections
- Risks: amenity‑light location and mixed safety trends require thoughtful positioning and security investments