| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 22nd | Poor |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8410 Oleander St, Highlands, TX, 77562, US |
| Region / Metro | Highlands |
| Year of Construction | 1995 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8410 Oleander St, Highlands TX — 1995, 48-Unit Investment
Neighborhood occupancy has held strong and remains in the top quartile nationally, pointing to steady renter demand in this inner-suburban pocket of the Houston metro, according to WDSuite’s CRE market data.
Situated in an Inner Suburb of the Houston-The Woodlands-Sugar Land metro, the neighborhood posts a C rating and ranks 1,044 of 1,491 locally. While mixed on several fundamentals, the areas housing indicators are competitive among Houston neighborhoods (rank 421 of 1,491), and neighborhood occupancy is high with stability that supports investor underwriting.
Livability is serviceable with a relative strength in parks (around the 73rd percentile nationally) and moderate grocery access (about the 57th percentile), though cafes and pharmacies are sparse. Average school ratings trend low (near the 15th percentile nationally), which may influence tenant preferences and marketing strategies.
Renter concentration at the neighborhood level is in the high-30% range of units being renter-occupied, suggesting a meaningful tenant base without oversaturation. Within a 3-mile radius, population and households have expanded over the last five years and are projected to continue growing, implying a larger tenant base and supporting occupancy stability.
Ownership costs appear elevated relative to local incomes (value-to-income ratio in a nationally strong 83rd percentile), which tends to reinforce reliance on rental options. At the same time, neighborhood rent-to-income sits near 0.22, indicating manageable affordability pressure that can aid retention and leasing consistency. These dynamics, based on commercial real estate analysis from WDSuite, point to resilient multifamily demand even as amenity depth remains limited.
Safety indicators here trail both national and metro medians. The neighborhoods crime rank sits in the lower half of the Houston area (770 of 1,491), and national positioning is below the median (around the 27th percentile). Recent data show year-over-year increases in both property and violent offense rates, so investors often plan for practical measures such as lighting, access control, and active management to support resident comfort and retention.
Proximity to industrial, energy, and aerospace employers supports workforce housing demand and commuting convenience for renters, notably Air Products, Calpine Turbine Maintenance Group, Boeings Bay Area facility, Halliburton, and Calpine.
- Air Products industrial gases (4.2 miles)
- Calpine Turbine Maintenance Group power services (15.0 miles)
- Boeing: Bay Area Building aerospace offices (16.3 miles)
- Halliburton energy services (20.7 miles) HQ
- Calpine power generation (20.8 miles) HQ
Built in 1995, the property is newer than the neighborhoods average vintage, offering relative competitiveness versus older stock while leaving room for targeted modernization to drive rents and leasing velocity. Neighborhood occupancy trends sit in the top quartile nationally, and within a 3-mile radius, population and household growth point to renter pool expansion that can support sustained absorption. High ownership costs relative to incomes in the area further sustain renter reliance, while rent-to-income levels suggest manageable affordability pressure for lease retention.
Based on CRE market data from WDSuite, the submarkets amenity set is thinner, and safety and school quality indicators trail broader benchmarksfactors that warrant conservative underwriting and focused property operations. Even so, the combination of durable occupancy, a growing nearby household base, and 1990s construction underpins a pragmatic value-add or hold thesis.
- High neighborhood occupancy supports leasing stability
- 1995 vintage offers competitive positioning with modernization upside
- 3-mile population and household growth expand the renter base
- Elevated ownership costs reinforce multifamily demand dynamics
- Risks: thinner amenities, lower school ratings, and below-median safety require active management