| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Best |
| Demographics | 20th | Poor |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12555 S Dairy Ashford Rd, Houston, TX, 77099, US |
| Region / Metro | Houston |
| Year of Construction | 1984 |
| Units | 24 |
| Transaction Date | 2015-02-11 |
| Transaction Price | $1,735,000 |
| Buyer | WELFORD GROUP III LLC |
| Seller | ST GREGORIOS INVESTMENTS INC |
12555 S Dairy Ashford Rd Houston Multifamily Investment
Neighborhood occupancy is strong and amenity access is deep relative to the metro, pointing to durable renter demand according to WDSuite s CRE market data. Pricing power may be tempered by rent-to-income levels, so asset performance hinges on disciplined lease management rather than outsized growth assumptions.
This inner suburb location in Houston balances everyday convenience with steady renter appeal. Neighborhood occupancy is in the top quartile among 1,491 metro neighborhoods, supporting baseline stability for multifamily assets. Amenity density is a relative strength: groceries and restaurants rank competitively in the metro (with groceries particularly strong), which helps with retention and day-to-day livability. By contrast, limited parks and pharmacies nearby indicate fewer lifestyle and healthcare conveniences within the immediate neighborhood.
The 1984 vintage is slightly newer than the neighborhood average (1982). For investors, that typically means a competitive position versus older stock while still planning for age-related systems and common-area updates to protect leasing velocity and capex budgets.
Tenure dynamics point to a serviceable renter base. At the neighborhood level, the share of housing units that are renter-occupied is 39.8%, suggesting moderate depth on immediate demand. Within a 3-mile radius, the renter-occupied share is higher (about 53%), broadening the tenant pool for leasing and renewals beyond the immediate blocks.
Within a 3-mile radius, household counts have grown modestly in recent years and are projected to increase further even as average household size trends lower. More households with smaller sizes generally support multifamily demand through a larger tenant base and steady turnover. Median home values in the area are relatively accessible in the regional context, which can introduce some competition with ownership; however, elevated neighborhood occupancy and strong amenity access help sustain rental demand. Median school ratings in the neighborhood are low versus national norms, which may influence family-oriented renter segments and warrants positioning toward workforce and convenience-driven tenants.
Safety indicators in this neighborhood trail national benchmarks, with crime measures sitting in lower national percentiles compared with neighborhoods nationwide. Relative to the Houston metro, the area does not rank among the stronger safety cohorts, so underwriting should account for enhanced property security, lighting, and tenant screening to support leasing and retention.
Investors typically mitigate these factors through on-site measures and by emphasizing the location s commute and amenity convenience. Monitoring trend direction alongside comparable Houston neighborhoods can help determine whether conditions are stabilizing or require additional operating attention.
Nearby corporate offices anchor a diverse employment base that supports workforce housing demand and commute convenience, including National Oilwell Varco, ABM a0SSC, a financial services office tied to NOV, Phillips a066, and Sysco. Proximity to these employers can aid tenant retention and leasing stability.
- Abm SSC d corporate offices (3.1 miles)
- National Oilwell Varco Employees CU d financial services (3.1 miles)
- National Oilwell Varco d energy equipment & services (3.1 miles) d HQ
- Phillips 66 d energy (5.6 miles) d HQ
- Sysco d food distribution (6.4 miles) d HQ
This 24-unit asset benefits from neighborhood occupancy that is competitive among Houston neighborhoods and strong day-to-day convenience, helping support leasing velocity. Based on CRE market data from WDSuite, amenity access for groceries, restaurants, and daily needs is a relative advantage, while limited parks/pharmacies and below-average school ratings suggest positioning toward workforce renters rather than family-first segments. The 1984 construction provides a slightly newer profile than nearby stock, with potential value-add via targeted interiors and building systems to enhance retention and rents without overextending capex.
Demand drivers are reinforced by a broader 3-mile renter base and a projected increase in household counts alongside smaller household sizes, which can expand the tenant pool even if population growth is muted. Rent-to-income levels indicate some affordability pressure, so effective management dincluding renewals, staggered lease terms, and modest upgrade premiums dwill be key to maintaining occupancy and cash flow.
- Strong neighborhood occupancy supports baseline stability
- High amenity access (groceries/restaurants) aids retention
- 1984 vintage offers value-add via selective upgrades
- Broader 3-mile renter base and more, smaller households expand leasing reach
- Risks: weaker safety metrics, low school ratings, and affordability pressure require prudent operations