| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 37th | Fair |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10010 Westpark Dr, Houston, TX, 77042, US |
| Region / Metro | Houston |
| Year of Construction | 1979 |
| Units | 108 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10010 Westpark Dr Houston Multifamily Investment Thesis
Renter demand is supported by a high neighborhood share of renter-occupied units and service-oriented amenities, according to WDSuite’s CRE market data. Occupancy trends sit near national medians, suggesting stable leasing dynamics with management-driven upside.
The property sits in Houston’s Urban Core with a neighborhood rating of B-. At the metro scale, the neighborhood ranks 746 out of 1,491 Houston–The Woodlands–Sugar Land neighborhoods, placing it around the metro median. For daily needs, grocery access is a notable strength (97th percentile nationally), and restaurants are dense (91st percentile), while parks, pharmacies, and cafes are comparatively limited.
Rents in the neighborhood benchmark around the national middle, and the neighborhood occupancy rate is also near the national median, which supports baseline stability for renewal and lease-up. The rent-to-income ratio trends on the lower side nationally, an indicator of lighter affordability pressure that can aid retention while leaving measured room for future rent optimization.
Tenure patterns point to multifamily depth: the neighborhood’s share of renter-occupied housing ranks 241 out of 1,491 in the metro, a position competitive among Houston neighborhoods and in the upper tiers nationally. For investors, that renter concentration broadens the tenant base and can help sustain demand across cycles.
Within a 3-mile radius, demographics show a recent dip in population alongside a modest increase in households, implying smaller household sizes and stable housing utilization. Looking forward, forecasts indicate meaningful growth in both population and households by 2028, which would expand the renter pool and support occupancy. Income measures in the area have been rising and are projected to continue trending upward, reinforcing demand for well-managed workforce housing. These patterns are consistent with broader commercial real estate analysis that emphasizes location fundamentals and tenant base depth.
School ratings in the area are weaker versus national comparisons, which may influence unit mix performance for family-oriented renters; however, childcare density is high (97th percentile nationally), and proximity to employment centers can offset some household preferences. Overall, amenity access is mixed but functional for everyday needs, with grocery and dining strengths as primary neighborhood demand drivers.
Safety indicators trail national benchmarks, with neighborhood crime measures in the lower national percentiles, signaling elevated incident rates relative to the U.S. Within the Houston–The Woodlands–Sugar Land metro, the neighborhood’s crime rank sits in the lower half (rank 1,175 out of 1,491), indicating performance below the metro median.
Recent year-over-year trends show increases in both violent and property offenses. For underwriting, investors typically account for additional security measures, resident screening, and partnership with local resources. Comparing comps across nearby neighborhoods that rank closer to the metro median can help calibrate achievable rent premiums and operating protocols.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience, led by energy, oilfield services, automotive retail, and financial services.
- Phillips 66 — energy (1.7 miles) — HQ
- Abm SSC — corporate offices (2.3 miles)
- National Oilwell Varco — oilfield services (2.3 miles) — HQ
- National Oilwell Varco Employees CU — financial services (2.4 miles)
- Group 1 Automotive — automotive retail corporate (3.8 miles) — HQ
This 108-unit asset benefits from a high neighborhood share of renter-occupied housing and proximity to major employers, supporting a durable tenant base. Neighborhood occupancy and rent levels track near national medians, and the local rent-to-income relationship indicates lighter affordability pressure that can aid retention and allow for disciplined rent management. According to CRE market data from WDSuite, amenity access is mixed but anchored by strong grocery and dining density, which helps sustain day-to-day livability.
Within a 3-mile radius, households have increased even as population edged down, and forward-looking projections point to notable gains in both population and households by 2028—expanding the renter pool and supporting occupancy stability. Key risks include weaker school ratings, limited park and pharmacy access, and below-median safety indicators, warranting attention to security, resident experience, and value-focused operations.
- High renter concentration supports tenant base depth and leasing durability
- Occupancy and rents near national medians with measured pricing power potential
- Strong grocery and restaurant density enhances neighborhood livability for residents
- Demand supported by nearby energy and services employers
- Risks: below-median safety and weaker school ratings require active management and security planning