| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Poor |
| Demographics | 30th | Fair |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13000 Woodforest Blvd, Houston, TX, 77015, US |
| Region / Metro | Houston |
| Year of Construction | 1981 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13000 Woodforest Blvd Houston Multifamily Investment
Renter-occupied housing is prevalent in the surrounding neighborhood and household counts are trending upward, supporting a consistent tenant base according to WDSuite’s CRE market data. Neighborhood occupancy reflects area conditions rather than the property itself, offering investors context for underwriting.
Located in Houston’s inner suburb of Harris County, the neighborhood is rated B- and sits around the middle of the pack (ranked 743 among 1,491 metro neighborhoods). For multifamily, a notably high share of housing units are renter-occupied (about 56% at the neighborhood level), indicating depth in the tenant pool and potential leasing stability. Neighborhood occupancy is below national averages, so underwriting should assume competitive positioning and disciplined lease management rather than outsized absorption.
Daily conveniences are a relative strength: grocery stores and restaurants index in the national top decile, and pharmacies are also plentiful. However, cafes and parks are limited locally, so on-site community spaces can be a differentiator for retention. Average school ratings in the area are low, which may influence unit mix strategy for family-oriented demand.
Home values in the neighborhood are lower than many coastal and gateway markets, which can introduce some competition from ownership. That said, rent-to-income ratios sit near 20% at the neighborhood level, suggesting manageable affordability pressures that can support renewal rates with prudent pricing. The property’s 1981 vintage is slightly older than the neighborhood’s average construction year (1984), pointing to potential value-add through targeted renovations and system upgrades where needed.
Demographics aggregated within a 3-mile radius show recent population and household growth, with projections indicating further household expansion alongside modest declines in average household size. For investors, this combination supports a larger tenant base and continued demand for rental units. These trends and amenity patterns are based on CRE market data from WDSuite.
Safety conditions are mixed relative to broader benchmarks. The neighborhood’s overall crime standing is around the metro median among 1,491 Houston-area neighborhoods, while national comparisons indicate weaker safety positioning. According to WDSuite’s CRE data, estimated property offense rates sit in lower national percentiles, though the most recent year posted an approximate 22% decline in property offenses. Violent offense trends ticked up modestly year over year. Investors typically account for these dynamics via security features, lighting, and resident engagement.
Nearby energy and utilities corporate offices within roughly 10–11 miles provide a diversified white-collar employment base that supports renter demand and commuting convenience for workforce and professional tenants. The list below reflects the closest concentrations referenced.
- Calpine — energy (10.5 miles) — HQ
- Air Products — industrial gases (10.6 miles)
- Waste Management — environmental services (10.6 miles) — HQ
- Kinder Morgan — energy infrastructure (10.8 miles) — HQ
- NRG Energy — energy (10.8 miles)
This 120-unit, 1981-vintage asset benefits from a renter-leaning neighborhood and strong daily-needs access, while pricing power should be managed against below-national neighborhood occupancy levels. The slightly older vintage suggests clear value-add pathways—interiors, exteriors, and mechanicals—that can sharpen competitiveness against nearby stock. According to commercial real estate analysis from WDSuite, neighborhood rent-to-income levels indicate manageable affordability pressures, supporting renewal potential with disciplined increases.
Within a 3-mile radius, recent gains in population and households—and forecasts for further household expansion as average household size eases—point to a growing renter pool. Proximity to major energy and utilities employers provides a durable employment base that can aid retention, though underwriting should reflect mixed school ratings and local safety considerations.
- Renter-occupied share is high locally, supporting tenant depth and leasing consistency.
- Daily-needs access is strong (groceries, restaurants, pharmacies), aiding resident convenience and retention.
- 1981 vintage offers value-add potential through targeted renovations and system updates.
- Expanding households within 3 miles suggest a larger renter base and support for occupancy over time.
- Risks: neighborhood occupancy below national averages, lower school ratings, and safety metrics that require active management.