| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 37th | Fair |
| Amenities | 22nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12300 Hodges St, Houston, TX, 77085, US |
| Region / Metro | Houston |
| Year of Construction | 2002 |
| Units | 42 |
| Transaction Date | 2024-07-12 |
| Transaction Price | $3,032,400 |
| Buyer | GHOREISHI MANAGEMENT 12300 HODGES ST LLC |
| Seller | BELLFLOWER INVESTMENT LLC |
12300 Hodges St, Houston TX Multifamily Investment
According to WDSuite’s CRE market data, neighborhood occupancy is strong and the renter base is deep, supporting demand stability for a well-positioned asset at this address.
This Inner Suburb location shows solid renter demand signals at the neighborhood level: occupancy trends sit in the top quartile nationally and are competitive among Houston-The Woodlands-Sugar Land neighborhoods (310 out of 1,491 metro neighborhoods), according to CRE market data from WDSuite. The share of housing units that are renter-occupied in the neighborhood is elevated (61.5%), pointing to a sizable tenant pool and potential lease-up resilience for multifamily operators.
The property’s 2002 construction is newer than the neighborhood’s average vintage (1978). For investors, this typically translates into a more competitive offering versus older stock and the potential for targeted value-add (interiors, amenities, energy systems) rather than full-scale capital replacement. Planning for selective modernization can further differentiate the asset as nearby properties age.
Livability is mixed but serviceable for workforce renters. Restaurant and cafe density benchmarks land above national midpoints (restaurants and cafes near the 66th and 80th national percentiles), while parks, pharmacies, and childcare options test on the weaker side locally. Average school ratings in the neighborhood track below national norms (roughly 15th percentile), which may be less central for adult-heavy renter profiles but still relevant for family-oriented demand.
Within a 3-mile radius, recent trends show a modest population contraction over the last cycle alongside rising incomes; projections point to a return to population growth by 2028 and a notable increase in households, with smaller average household sizes. For multifamily, a larger count of smaller households can expand the renter pool and support occupancy, though leasing strategies should consider shifting unit mix preferences and price sensitivity.
Home values in the neighborhood are comparatively accessible for the Houston metro, and rent-to-income metrics (neighborhood-level) sit near national mid-range. For investors, this suggests manageable affordability pressure that can aid retention, while also implying some potential competition from entry-level ownership; disciplined pricing and resident experience can help sustain renewal rates.
Safety indicators for the neighborhood trend below national and metro benchmarks. Crime ranks closer to the bottom among 1,491 Houston-The Woodlands-Sugar Land neighborhoods (crime rank: 1,148 of 1,491), and national percentiles signal weaker comparative safety. Recent one-year movements in both property and violent offense estimates indicate upward pressure, so investors typically underwrite for security measures, lighting, and operating practices that support resident comfort.
As with any granular safety analysis, conditions can vary by block and over time. A property-level plan—access controls, vendor coordination, and community engagement—can mitigate risk and support leasing and retention even in submarkets with softer comparative safety readings.
Nearby corporate offices create a diversified employment base that supports renter demand and commute convenience. Key employers in the vicinity include National Oilwell Varco, ABM, Quanta Services, Occidental, and Apache.
- National Oilwell Varco — energy equipment & services (5.3 miles) — HQ
- Abm SSC — facilities services (5.3 miles)
- Quanta Services — infrastructure & construction (7.8 miles) — HQ
- Occidental — energy (8.3 miles)
- Apache — energy (8.4 miles) — HQ
Anchored by strong neighborhood-level occupancy and a high share of renter-occupied housing units, this 42-unit asset at 12300 Hodges St benefits from a deep tenant base and durable demand drivers. According to CRE market data from WDSuite, the neighborhood’s occupancy performance is competitive within the metro and in the top quartile nationally, supporting income stability. The 2002 vintage is newer than nearby averages, suggesting relative competitiveness versus older stock and a focus on targeted value-add rather than heavy capital replacement.
Within a 3-mile radius, forecasts indicate a modest return to population growth by 2028 and a sizable increase in households alongside smaller household sizes—conditions that can expand the renter pool and aid lease-up velocity. Neighborhood-level ownership costs are comparatively accessible, which can introduce some competition from entry-level ownership, but rent-to-income readings imply manageable affordability pressure; thoughtful pricing and resident experience can support retention. Investors should balance these strengths with underwriting for safety and select amenity gaps in the immediate area.
- Competitive neighborhood occupancy and elevated renter-occupied share support demand stability
- 2002 construction offers relative edge versus older local stock with targeted value-add potential
- 3-mile radius outlook shows household growth and smaller sizes, expanding the renter pool
- Manageable affordability pressure can aid renewals with disciplined pricing and service
- Key risks: below-average comparative safety and limited nearby parks/pharmacies require proactive operations