| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Good |
| Demographics | 35th | Fair |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11855 Dashwood Dr, Houston, TX, 77072, US |
| Region / Metro | Houston |
| Year of Construction | 1980 |
| Units | 72 |
| Transaction Date | 2011-01-20 |
| Transaction Price | $1,312,500 |
| Buyer | DESAPIO JOSEPH A |
| Seller | DESAPIO JOSEPH J |
11855 Dashwood Dr Houston Multifamily Value-Add Play
Neighborhood-level occupancy has moderated in recent years, but renter demand remains durable given the areas deep renter base and service-oriented job nodes nearby, according to WDSuites CRE market data.
Located in Houstons inner suburbs, the property sits in a neighborhood rated B and ranked 553 out of 1,491 metro neighborhoods. Amenity access is competitive among Houston areas (ranked 214 of 1,491), with restaurants and cafes in the 95th percentile nationally, supporting daily convenience and lifestyle appeal for renters.
Transit and services skew toward daily-needs retail and healthcare, with pharmacies in the 91st percentile nationally. By contrast, neighborhood measures show limited parks and grocery options relative to both metro and national benchmarks, which may influence resident preferences for properties offering on-site conveniences.
For schools, the neighborhood sits below national medians (average rating around 2.0 and in the 37th percentile nationally). Investors should account for this in leasing strategy and positioning, as family-oriented demand may prioritize unit features and community amenities over school ties.
Renter concentration is strong in the broader 3-mile area, where 67.5% of housing units are renter-occupied. Demographic statistics cited here are aggregated within a 3-mile radius: population dipped over the last five years but is projected to grow, while household counts are expected to increase and average household size to trend smaller. These shifts typically expand the renter pool and support occupancy stability. Median contract rents in the neighborhood sit near national mid-range levels, and a rent-to-income ratio around 0.20 indicates manageable affordability pressure that can aid lease retention, based on commercial real estate analysis from WDSuite.
The assets 1980 vintage is older than the neighborhoods average construction year of 2000. This age gap points to practical capital planning needs and potential value-add upside through modernization, helping the property compete against newer stock while managing near-term CapEx.
Relative to many Houston neighborhoods and national comparisons, the area reflects elevated crime exposure. The neighborhoods crime rank sits in the lower tier among 1,491 metro neighborhoods, and national safety percentiles are low, indicating weaker comparative safety. Recent estimates also indicate year-over-year increases in both property and violent offenses. Investors should underwrite for higher operating diligence 3 including security measures, lighting, and coordination with property management 3 and reflect potential impacts on insurance and marketing.
Proximity to major employers underpins a steady renter base, particularly among energy and business services workers. Nearby anchors include ABM SSC, National Oilwell Varco, Phillips 66, Sysco, and Group 1 Automotive, supporting commute convenience and leasing stability.
- Abm SSC d business services (2.1 miles)
- National Oilwell Varco d oilfield services (2.2 miles) d HQ
- Phillips 66 d energy (2.9 miles) d HQ
- Sysco d food distribution (4.1 miles) d HQ
- Group 1 Automotive d auto retail (5.5 miles) d HQ
This 72-unit, 1980-vintage asset offers a straightforward value-add thesis: a large renter base, strong amenity density in dining and services, and proximity to diversified employment nodes. The property is older than the neighborhoods 2000 average construction year, suggesting targeted renovations could improve competitive positioning and support rent premiums versus nearby legacy stock. Within a 3-mile radius, households are projected to increase as average household size declines, expanding the renter pool and supporting occupancy resilience.
Balanced underwriting should acknowledge neighborhood-level tradeoffs: limited nearby parks and grocery options, below-median school ratings, and weaker comparative safety that may require enhanced security and insurance planning. Even so, leasing fundamentals remain supported by a deep base of renter-occupied units and daily-needs accessibility. According to CRE market data from WDSuite, neighborhood rents sit in the mid-range nationally with manageable rent-to-income levels, which can aid retention while leaving room for disciplined value creation.
- Large 3-mile renter base and projected household growth support demand
- 1980 vintage offers clear value-add and CapEx-driven upside
- Strong restaurant, cafe, and pharmacy access bolsters livability and leasing
- Mid-range rents and moderate rent-to-income aid retention potential
- Risks: weaker comparative safety, limited parks/grocery, and below-median school ratings