| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Good |
| Demographics | 69th | Best |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12850 Whittington Dr, Houston, TX, 77077, US |
| Region / Metro | Houston |
| Year of Construction | 1982 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12850 Whittington Dr Houston Multifamily Opportunity
High renter concentration in the surrounding neighborhood and occupancy near the metro median suggest a durable tenant base, according to WDSuite’s CRE market data.
This inner-suburb location in Houston balances everyday convenience with investor-friendly fundamentals. Grocery access is comparatively strong (competitive nationally), and dining density trends above many U.S. neighborhoods, while parks, pharmacies, and cafes are more limited. That mix favors practical livability for renters who prioritize essentials and proximity to jobs over discretionary amenities.
Neighborhood occupancy is around the metro median with recent improvement, indicating demand that supports leasing stability without relying on outsized rent premiums. Renter-occupied share is high for the metro and among the stronger concentrations compared with neighborhoods nationwide, expanding the depth of the tenant base for a 100-unit community.
The property’s 1982 vintage is slightly older than the neighborhood’s typical construction year. That creates a straightforward value-add thesis: targeted exterior, common area, and in-unit updates can enhance competitiveness versus younger stock, with capital planning calibrated to systems that may be approaching mid-life replacement cycles.
Within a 3-mile radius, demographics show a large and diversified adult population with smaller household sizes compared with many suburban nodes. Recent years brought modest population softening but a slight increase in household count, which can indicate more, smaller households entering the market. Forward-looking projections point to growth in both households and incomes in the near term, supporting renter pool expansion and sustained absorption.
Home values in the neighborhood sit near the national middle but ownership costs trend on the higher side relative to local incomes. For investors, that typically sustains reliance on rental housing and can aid lease retention and pricing discipline, particularly for well-managed, updated units.
Relative to the Houston metro and to neighborhoods nationwide, WDSuite’s data places this area in a lower safety tier, with reported property and violent offenses elevated versus national benchmarks. Interpreting the rank structure, the neighborhood falls below the metro median among 1,491 Houston-area neighborhoods, and sits in a low national percentile for safety.
Investors typically underwrite this with pragmatic measures: lighting and access-control upgrades, clear common-area sightlines, and resident engagement or public‑safety partnerships. Such steps can support retention and protect operating performance without depending on rapid neighborhood change.
Nearby corporate anchors in food distribution and energy, plus regional headquarters in automotive retail and oilfield services, support commuter demand and help stabilize leasing for workforce-oriented apartments.
- Sysco — food distribution HQ (0.9 miles) — HQ
- Conocophillips — energy HQ (2.8 miles) — HQ
- Phillips 66 — energy HQ (3.2 miles) — HQ
- Group 1 Automotive — automotive retail HQ (4.7 miles) — HQ
- National Oilwell Varco — oilfield services HQ (5.3 miles) — HQ
12850 Whittington Dr is a 100‑unit, 1982-vintage community positioned in a renter-heavy neighborhood that tracks near the metro median for occupancy. The location benefits from proximity to several corporate headquarters, practical grocery access, and dining density that outperforms many U.S. neighborhoods. According to commercial real estate analysis from WDSuite, the area’s elevated renter concentration and steady neighborhood occupancy support a durable base of demand for updated, well-managed units.
The vintage presents clear value‑add potential: selective interior renovations and refreshes to common areas can lift competitiveness versus newer stock while keeping capital focused on items with measurable leasing impact. Ownership costs in the area are relatively high versus local incomes, which tends to reinforce apartment demand and can aid pricing power, while 3‑mile projections indicate household growth that aligns with a larger tenant base over the medium term. Key risks include safety metrics that trail metro averages and thinner lifestyle amenities, both of which call for operational focus and targeted upgrades.
- Renter-heavy neighborhood and occupancy near metro median support leasing stability
- 1982 vintage enables a practical value‑add program focused on renovations and systems planning
- Proximity to multiple headquarters underpins workforce demand and retention
- Ownership costs relative to income reinforce reliance on rental housing, aiding pricing discipline
- Risks: lower safety rankings and limited lifestyle amenities require active management and targeted capex