| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 49th | Fair |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12660 Medfield Dr, Houston, TX, 77082, US |
| Region / Metro | Houston |
| Year of Construction | 1984 |
| Units | 106 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12660 Medfield Dr Houston Multifamily Investment Thesis
Neighborhood indicators point to durable renter demand with occupancy near the high-80s and a sizable renter base, according to WDSuite s CRE market data. Pricing sits around broader market norms, suggesting room to compete on operations rather than concessions.
Located in an Inner Suburb pocket of Houston, the neighborhood carries an A- rating and ranks 340 out of 1,491 metro neighborhoods top quartile among Houston submarkets by WDSuite s scoring driven by amenity access and workforce depth. Amenity density trends above national norms (groceries and pharmacies score in the mid-to-high national percentiles), supporting day-to-day livability that helps retention.
For investors evaluating demand drivers, renter-occupied share in the neighborhood is substantial at just over half of housing units (ranked 300 of 1,491 competitive among Houston neighborhoods). By contrast, neighborhood occupancy is below the metro median, indicating operational focus is important to stabilize leasing and reduce turnover. Median asking rents in the neighborhood sit near the U.S. midpoint, which can aid absorption without aggressive discounting during slower seasons. These takeaways are grounded in multifamily property research from WDSuite and reflect neighborhood metrics, not property-level performance.
Within a 3-mile radius, households have grown modestly even as overall population edged down, and forecasts point to notable growth in households by 2028 alongside a smaller average household size. That mix generally expands the renter pool and supports occupancy stability for smaller-format units. The area s value-to-income profile indicates homeownership is relatively accessible compared with higher-cost coastal markets, which can create some competition with entry-level ownership; however, a large and diverse employment base nearby helps sustain the tenant pipeline.
Vintage matters: the property s 1984 construction is older than the neighborhood s average vintage (1990). Investors should underwrite ongoing capital planning and selective renovations to enhance competitiveness versus newer stock while leveraging strong local amenity access (caf s, restaurants, and childcare score well nationally) to support leasing velocity.
Safety indicators for the neighborhood trend below both metro and national norms. The area ranks 1,265 out of 1,491 Houston metro neighborhoods on crime, placing it well below the metro median, and national percentiles are in the single digits a relative weakness compared with safer peer locations. These are neighborhood-level signals rather than property-specific measures.
For underwriting, this suggests paying close attention to on-site security, lighting, and access controls, and emphasizing tenant engagement and maintenance responsiveness. Monitoring local trendlines and coordinating with experienced property management can help mitigate leasing friction associated with safety perceptions over a multi-year hold.
Proximity to major corporate employers underpins workforce housing demand and commute convenience, supporting leasing and retention. Key nearby anchors include Sysco, Phillips 66, National Oilwell Varco, ConocoPhillips, and Group 1 Automotive.
- Sysco foodservice distribution (2.9 miles) HQ
- Phillips 66 energy (3.2 miles) HQ
- National Oilwell Varco oilfield services (3.7 miles) HQ
- ConocoPhillips energy (4.8 miles) HQ
- Group 1 Automotive automotive retail (5.6 miles) HQ
This 106-unit property offers scale with smaller average unit sizes that can align with a renter base trending toward smaller households within 3 miles. Neighborhood rents are near national norms, and the renter concentration is competitive among Houston areas, supporting a broad tenant funnel. According to CRE market data from WDSuite, occupancy across the neighborhood sits below the metro median, so the investment case leans on operational execution, proximity to anchor employers, and targeted upgrades to capture and retain demand.
Built in 1984, the asset likely benefits from value-add and capital planning to enhance finishes, systems, and curb appeal relative to 1990s-vintage neighborhood stock. Ownership costs in the area are not especially elevated by national standards, which can create some competition from entry-level ownership; however, rent-to-income levels indicate manageable affordability pressure that can support retention with disciplined lease management. Investors should also account for lower-rated schools and safety perceptions in marketing and management plans.
- Scale and smaller floorplans fit a growing nearby renter pool as households expand and average size declines within 3 miles
- Competitive renter concentration and amenity access support leasing without outsized concessions
- 1984 vintage presents value-add and systems-upgrade opportunities to strengthen positioning vs. newer stock
- Major nearby employers (energy and corporate HQs) reinforce demand and retention potential
- Risks: below-metro occupancy, lower school ratings, and safety perceptions require strong property management