| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Good |
| Demographics | 23rd | Poor |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11402 Beechnut St, Houston, TX, 77072, US |
| Region / Metro | Houston |
| Year of Construction | 1974 |
| Units | 80 |
| Transaction Date | 2025-08-01 |
| Transaction Price | $34,114,500 |
| Buyer | APT LEAWOOD PLAZA LLC |
| Seller | APTLP LLC |
11402 Beechnut St Houston Multifamily Investment
Neighborhood occupancy is strong and supports stable leasing, according to WDSuite s CRE market data, with amenity density that helps retention relative to comparable inner-suburban Houston assets.
The property sits in an Inner Suburb Houston neighborhood rated A- and ranked 299 out of 1,491 metro neighborhoods, indicating it is competitive among Houston neighborhoods. Amenity access is a notable strength: cafes, restaurants, groceries, parks, and pharmacies each track in the top quartile nationally, which tends to support renter retention and day-to-day convenience for residents.
Neighborhood occupancy is 97.8%, reflecting limited available supply locally versus demand and typically contributing to steadier rent rolls. Median school ratings are above the national midpoint, which can bolster family-oriented renter demand compared with submarkets that score lower.
The asset s 1974 vintage is older than the neighborhood s average construction year (1985). For investors, that often points to capital planning needs but also potential value-add upside through renovations and system upgrades that can sharpen competitive positioning against newer stock.
Within a 3-mile radius, a higher renter-occupied share (about two-thirds) suggests a deep tenant base for multifamily. While home values are lower than many U.S. areas, which can introduce some competition from ownership, this submarket s strong amenity access and high neighborhood occupancy help sustain rental demand and leasing stability.
Safety conditions should be evaluated carefully. The neighborhood s crime rank is 1,207 out of 1,491 across the Houston metro, placing it below metro average. Nationally, the area sits in lower safety percentiles, so properties may benefit from practical measures such as lighting, access controls, and security protocols to support resident confidence and asset performance.
Recent year-over-year estimates indicate increases in both property and violent offense rates. Investors typically underwrite to current operating practices and consider incremental security CapEx or partnerships with local community resources to manage risk while maintaining tenant retention.
The immediate area draws on a sizable corporate employment base, led by energy and distribution headquarters as well as local corporate services. These employers support a stable renter pool via short commutes and diversified white- and blue-collar demand.
- Abm SSC corporate services (1.4 miles)
- National Oilwell Varco Employees CU corporate services (1.5 miles)
- National Oilwell Varco energy equipment (1.5 miles) HQ
- Phillips 66 energy (3.8 miles) HQ
- Sysco food distribution (5.4 miles) HQ
11402 Beechnut St offers exposure to a competitive Inner Suburb location with high neighborhood occupancy and top-quartile national amenity access that supports leasing durability. Based on CRE market data from WDSuite, the neighborhood posts strong occupancy and above-median school ratings, while a sizable share of renter-occupied housing within a 3-mile radius underpins demand depth.
The 1974 vintage is older than nearby stock, which points to near- to medium-term capital planning but also value-add potential to improve unit finishes and systems. Ownership costs in the area are comparatively accessible by national standards, which can temper pricing power; at the same time, rent levels and commute access to major employers support steady renter demand with thoughtful lease management.
- High neighborhood occupancy and top-quartile amenities support retention and leasing stability.
- Older 1974 vintage creates clear value-add and modernization pathways to sharpen competitiveness.
- Large renter base within 3 miles offers depth for marketing and lease-up.
- Balanced rent positioning advisable given more accessible ownership costs in the area.
- Risk: Lower national safety percentiles suggest underwriting for security measures and operating controls.