| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Good |
| Demographics | 71st | Best |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1414 Sandy Springs Rd, Houston, TX, 77042, US |
| Region / Metro | Houston |
| Year of Construction | 1990 |
| Units | 65 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1414 Sandy Springs Rd Houston Multifamily Near Westchase Employers
Neighborhood fundamentals point to a sizable renter base and strong everyday amenities that can support leasing, according to WDSuite’s CRE market data. Focus is on tenant demand depth and relative affordability at the neighborhood level rather than property-specific occupancy.
This Inner Suburb neighborhood rates highly within the Houston metro, ranking in the top quartile among 1,491 metro neighborhoods (Neighborhood Rating: A). Dining and daily-needs access are competitive nationally, with restaurants and grocery density performing well versus U.S. peers, which helps sustain renter convenience and supports leasing velocity.
Construction year for the asset is 1990, newer than the neighborhood’s average 1982 vintage. For investors, that positioning typically aids competitiveness versus older stock while still warranting capital planning for systems modernization or selective value-add to match current renter preferences.
Within a 3-mile radius, demographics show a large, diverse renter pool and incremental household growth in recent years, with projections indicating further increases in households and income levels. This trend expands the tenant base and can support occupancy stability and rent durability as more renters enter the market.
Tenure patterns within a 3-mile radius indicate a higher share of renter-occupied housing units, pointing to deep multifamily demand and a broad leasing funnel for a 65-unit asset. Elevated ownership costs in the neighborhood context—paired with a rent-to-income profile that suggests manageable affordability pressure—can bolster lease retention while providing room for measured pricing decisions.
Amenity access is a relative strength: restaurant concentration sits around the 94th percentile nationally, cafes around the mid-80s, and groceries in the low-80s. A lack of nearby parks and limited pharmacy presence are weaker points, which may require property-level amenity programming to reinforce resident satisfaction. Neighborhood occupancy levels have trended softer than national norms in recent years; investors should underwrite conservative lease-up and renewal assumptions while leaning on the area’s renter concentration and amenity density to support stabilization.
Safety indicators in this neighborhood are weaker than many Houston and U.S. areas. The neighborhood’s crime ranking sits in the lower half of the 1,491 Houston neighborhoods, and national comparisons place it in low percentiles for safety. Recent estimates also show year-over-year increases in both property and violent offenses, indicating that operators should plan for security-conscious management and risk-adjusted underwriting.
Investors commonly address these conditions through measures such as access control, lighting, and community engagement. Framing relative to the region, the area reads below the metro median on safety; underwriting should reflect potential impacts on marketing, insurance, and operating expenses over the hold period.
Proximity to major corporate employers supports workforce housing demand and commute convenience, notably across energy, foodservice distribution, automotive retail, and financial services. The following nearby employers anchor the area’s daytime population and can aid leasing stability.
- Phillips 66 — energy (1.2 miles) — HQ
- Group 1 Automotive — automotive retail (2.5 miles) — HQ
- Sysco — foodservice distribution (2.7 miles) — HQ
- Conocophillips — energy (3.5 miles) — HQ
- Wells Fargo Advisors — financial services (3.6 miles)
1414 Sandy Springs Rd benefits from a Houston Inner Suburb location that scores competitively within the metro. According to CRE market data from WDSuite, neighborhood amenity density is strong relative to national peers—particularly restaurants and groceries—which supports day-to-day livability and leasing. The 1990 vintage positions the asset newer than the area’s average, suggesting relative competitiveness versus older stock while leaving room for targeted renovations to capture value-add upside.
Within a 3-mile radius, a large renter population and projected growth in households and incomes point to a larger tenant base over time. While neighborhood occupancy has softened relative to national norms and safety metrics trend weaker than many areas, underwriting that emphasizes security, conservative rent growth, and focused capital improvements can help manage risk while leveraging proximity to major employers and solid renter demand.
- Competitive Inner Suburb location with strong restaurant and grocery access supporting renter convenience
- 1990 vintage offers relative competitiveness with potential value-add through modernization
- 3-mile radius shows a sizable renter pool and projected household growth supporting demand
- Near multiple corporate employers, reinforcing leasing and retention for workforce renters
- Risks: softer neighborhood occupancy trends and below-median safety warrant security-focused, conservative underwriting