| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Poor |
| Demographics | 75th | Best |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12850 Piping Rock Dr, Houston, TX, 77077, US |
| Region / Metro | Houston |
| Year of Construction | 1991 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12850 Piping Rock Dr Houston Multifamily Opportunity
Investor positioning benefits from a deep renter base within a 3-mile radius and proximity to major employers, with neighborhood amenities supporting day-to-day convenience, according to WDSuite’s CRE market data.
This inner-suburb location in Houston offers everyday convenience and service density that is competitive among 1,491 metro neighborhoods. Amenity access scores in the top quartile among Houston peers, with grocery, dining, and cafe options performing in the mid‑90s national percentiles, and childcare density at the highest national percentile — factors that support leasing velocity and resident retention for workforce apartments.
The asset’s 1991 vintage is newer than the neighborhood’s average construction year of 1984. For investors, that typically means relatively competitive positioning versus older stock, while planning for targeted modernization and system updates can unlock value-add potential without the heavier capex often required by earlier‑vintage assets.
Within a 3‑mile radius, households increased modestly even as population edged lower, indicating smaller household sizes and a stable renter pool. Looking ahead, WDSuite’s data shows projected growth in both population and households, which points to a larger tenant base and supports occupancy stability for well‑managed assets. The renter‑occupied share near 63% underscores depth of demand for multifamily product, while a high‑cost ownership market relative to incomes (neighborhood home values sit above national medians) tends to sustain rental reliance and can aid pricing power.
At the neighborhood level, reported occupancy is below national averages, suggesting more competitive leasing dynamics. For investors, this places a premium on asset quality, amenity positioning, and management execution — advantages that can differentiate 1990s product in a market with a broad range of vintages.
Safety indicators for the neighborhood track below metro averages and sit in lower national percentiles, signaling a more active risk management environment relative to many U.S. neighborhoods. The neighborhood’s crime rank is in the lower tier among 1,491 Houston‑area neighborhoods, so operators should account for practical measures such as lighting, access control, and resident engagement when underwriting.
Investors typically contextualize these factors alongside employment access and amenity strength; in similar settings, thoughtful property operations and design can support leasing and retention despite wider‑area crime pressures.
Nearby corporate anchors create a broad employment base that supports renter demand and commute convenience, led by Sysco, Phillips 66, ConocoPhillips, Group 1 Automotive, and National Oilwell Varco.
- Sysco — foodservice distribution HQ (1.5 miles) — HQ
- Phillips 66 — energy HQ (2.7 miles) — HQ
- Conocophillips — energy offices (3.3 miles)
- Group 1 Automotive — auto retail HQ (4.5 miles) — HQ
- National Oilwell Varco — oilfield services HQ (4.6 miles) — HQ
The case for 12850 Piping Rock centers on durable renter demand, proximity to multiple corporate headquarters, and a 1991 vintage that is newer than local averages, which can compete effectively against older stock. Amenity density ranks among the stronger cohorts in the Houston metro and aligns with households that increasingly favor convenience, supporting retention and steady leasing for well‑positioned units.
Based on commercial real estate analysis from WDSuite, the broader 3‑mile area shows a large renter pool today and is projected to add households, expanding the tenant base and supporting occupancy over the medium term. Neighborhood occupancy trends suggest more competitive leasing conditions, emphasizing the importance of asset‑level improvements and disciplined operations to capture demand and manage affordability pressure.
- Newer 1991 vintage versus local average, with targeted modernization potential
- Strong amenity access and daily services support retention and leasing
- Large, growing 3‑mile renter base supports demand and occupancy
- Proximity to multiple HQs underpins workforce housing demand
- Risks: below‑average neighborhood safety and softer occupancy require active management