| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Poor |
| Demographics | 15th | Poor |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13932 Victoria St, Houston, TX, 77015, US |
| Region / Metro | Houston |
| Year of Construction | 1986 |
| Units | 34 |
| Transaction Date | 2017-05-31 |
| Transaction Price | $1,987,500 |
| Buyer | XINFA COMPANY LLC |
| Seller | BIG RE FUND 2015 LLC |
13932 Victoria St Houston Multifamily Investment
Neighborhood occupancy has trended upward and renter demand is durable, according to WDSuite’s CRE market data, positioning this 1986 garden asset for steady cash-flow management in an inner-suburban Houston location.
Located in Houston’s east-side inner suburbs, the property sits in a neighborhood rated C+ among 1,491 metro neighborhoods, with occupancy levels that have risen over the past five years and currently sit in the low-90s. For investors, that trajectory supports leasing stability and reduces downtime risk relative to neighborhoods that are still normalizing.
Renter concentration is high for the metro, with more than half of housing units renter-occupied (top decile nationally). This depth of renter households points to a wider tenant base and supports ongoing demand for studios and smaller formats similar to the asset’s average unit size.
Local amenities skew favorable for daily needs: restaurant and café density ranks in the top decile nationally, and park access is also strong. However, childcare and pharmacy options are limited in the immediate area, which can influence tenant preferences and may require targeted marketing to segments less sensitive to those services.
Within a 3-mile radius, population and household counts have grown in recent years, with forecasts indicating additional household growth and a modest reduction in average household size. For multifamily owners, that combination typically expands the renter pool and supports occupancy. Home values in the surrounding neighborhood are lower than many national peer areas, which can introduce some competition from entry-level ownership options, but it also underpins the value proposition for renters seeking more accessible monthly payments. The asset’s 1986 vintage is newer than the neighborhood’s typical 1970s housing stock, suggesting competitive positioning versus older properties while still warranting selective system updates or light renovations to enhance retention.
Safety conditions in this neighborhood track below the national median, based on WDSuite’s crime benchmarks. While violent crime metrics trail national comparables, recent data show property offenses declining year over year, an encouraging directional trend for long-term operations.
Investors should weigh these mixed signals in underwriting: comparative safety stands in the weaker half nationally, but improving property-crime momentum can support leasing and tenant retention if sustained. As always, property-level measures (lighting, access control, and on-site management) are practical levers to align with neighborhood trends.
Proximity to East Houston and Downtown energy and industrial employers supports a broad workforce renter base and commute convenience. Nearby corporate offices include Air Products, Calpine, Waste Management, Kinder Morgan, and NRG Energy.
- Air Products — industrial gases (9.4 miles)
- Calpine — power generation (11.4 miles) — HQ
- Waste Management — environmental services (11.4 miles) — HQ
- Kinder Morgan — midstream energy (11.6 miles) — HQ
- NRG Energy — power & retail energy (11.6 miles)
This 34-unit, 1986-vintage asset offers exposure to a renter-heavy inner-suburban pocket where neighborhood occupancy has climbed into the low-90s. The property benefits from a deep renter household base and solid everyday amenities, while comparatively lower ownership costs in the area suggest balancing dynamics: some competition from entry-level ownership, but a sustained value proposition for cost-conscious renters. According to CRE market data from WDSuite, the surrounding neighborhood’s restaurant, café, and park access benchmark well nationally, and property crime has been trending down year over year.
Relative to the neighborhood’s older 1970s-era housing stock, the 1986 vintage positions the property competitively against aging peers; targeted capital for unit refreshes and systems can unlock retention and modest rent positioning. Within a 3-mile radius, population and household growth, alongside forecasts for additional household gains and slightly smaller household sizes, signal ongoing renter pool expansion that can support occupancy stability over the hold period.
- Rising neighborhood occupancy and high renter concentration support leasing stability
- 1986 vintage is newer than much of local stock; targeted upgrades can drive retention
- Strong food-and-park amenity access enhances livability and demand
- 3-mile population and household growth indicate a larger tenant base over time
- Risks: below-median safety metrics and potential competition from ownership options