| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 49th | Fair |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12906 Brant Rock Dr, Houston, TX, 77082, US |
| Region / Metro | Houston |
| Year of Construction | 1984 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12906 Brant Rock Dr Houston Value-Add Multifamily Opportunity
Renter demand at the neighborhood level appears resilient given a majority of units are renter-occupied, according to WDSuite’s CRE market data, supporting steady leasing for an 84-unit asset. The 1984 vintage suggests practical renovation and systems updates could unlock competitive positioning versus newer nearby stock.
The property sits in an Inner Suburb location rated A- and ranked 340 out of 1,491 Houston-area neighborhoods — competitive among metro peers and near the top quartile. Amenity access is a relative strength: neighborhood metrics trend above national norms for groceries, pharmacies, and cafes, while childcare density ranks in a high national percentile. Park access is limited, which may factor into resident lifestyle expectations and on-site amenity planning.
Neighborhood occupancy is below the metro median (measured for the neighborhood, not the property), but renter concentration is strong: roughly half of local housing units are renter-occupied, indicating depth in the tenant base for multifamily. Median rents and rent-to-income levels point to manageable affordability pressure, which can aid retention and give owners room to calibrate renewals carefully rather than relying on outsized increases.
Schools in the surrounding area score in lower national percentiles, which may modestly narrow the appeal to family renters; however, the broader amenity mix and employment access tend to support workforce housing demand. Within a 3-mile radius, households have inched up even as population edged down, implying smaller household sizes; forward-looking projections indicate growth in households and incomes, expanding the renter pool and supporting occupancy stability. These dynamics are consistent with what multifamily property research often finds in inner-ring locations with diverse employment nodes.
Home values are elevated relative to local incomes but not extreme by national standards. In investor terms, a high-cost ownership market can sustain reliance on rental options, reinforcing demand depth and lease retention, while keeping an eye on potential competition from entry-level ownership when financing conditions ease.
Neighborhood safety indicators track weaker than both metro and national benchmarks. The area’s crime rank sits in the lower-performing cohort among 1,491 Houston neighborhoods, and national percentiles indicate comparatively higher reported incidents versus many U.S. neighborhoods. These are neighborhood-level metrics, not property-specific conditions.
For investors, this often translates into elevated emphasis on professional management practices: access control, lighting, resident screening, and community engagement. Monitoring trend direction and submarket comparisons over time can help calibrate underwriting assumptions and operating budgets without overreliance on short-term fluctuations.
Proximity to major corporate employers supports a broad workforce renter base and convenient commutes. Key nearby anchors include Sysco, Phillips 66, National Oilwell Varco, ConocoPhillips, and Group 1 Automotive.
- Sysco — foodservice distribution HQ (2.97 miles) — HQ
- Phillips 66 — energy HQ (3.54 miles) — HQ
- National Oilwell Varco — energy equipment HQ (3.88 miles) — HQ
- ConocoPhillips — energy HQ (4.96 miles) — HQ
- Group 1 Automotive — auto retail HQ (5.91 miles) — HQ
Built in 1984, the asset is slightly older than the neighborhood’s average vintage, creating a practical path for value-add upgrades to interiors, exteriors, and building systems. At the neighborhood level, renter-occupied share is robust and household counts within 3 miles are projected to grow, which supports a larger tenant base and steadier leasing even as ownership costs remain relatively high in context. According to commercial real estate analysis from WDSuite, neighborhood amenities and access to major employers help counterbalance softer school scores and below-median neighborhood occupancy.
Underwriting should account for targeted capital expenditures, professional management, and security enhancements given area safety metrics. With measured rent positioning and operational focus, the property can compete against newer stock on value and convenience while benefiting from employment-driven demand nearby.
- 1984 vintage offers clear value-add and systems-upgrade pathways to improve competitive standing
- Strong renter-occupied share and projected household growth within 3 miles support tenant base depth
- Nearby corporate headquarters underpin workforce demand and leasing stability
- Rent-to-income dynamics suggest retention can be supported with calibrated renewals
- Risks: weaker neighborhood safety metrics and below-median neighborhood occupancy warrant enhanced management and conservative underwriting