| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Best |
| Demographics | 53rd | Good |
| Amenities | 49th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1503 Sherwood Forest St, Houston, TX, 77043, US |
| Region / Metro | Houston |
| Year of Construction | 1973 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1503 Sherwood Forest St Houston Multifamily Opportunity
Positioned near major West Houston employment, the surrounding neighborhood shows a balanced renter base and steady leasing fundamentals; according to WDSuite’s CRE market data, local occupancy trends sit near the national mid-range, supporting durable cash flow for stabilized operations.
Located in an Inner Suburb corridor of Houston with an A- neighborhood rating, this area ranks 346 out of 1,491 metro neighborhoods — top quartile among Houston neighborhoods — signaling solid location fundamentals for multifamily investors.
Daily needs and lifestyle access are competitive: cafes, groceries, and parks score in the upper national percentiles, while childcare and pharmacies are thinner, suggesting selective service gaps. For renters, this mix supports day-to-day convenience without relying on long commutes for essentials.
Renter concentration in the neighborhood is above most areas nationally, indicating a deep tenant base and consistent demand for apartment units. Neighborhood occupancy is around the national middle, a pattern that typically supports stable renewals and moderate lease-up risk, based on CRE market data from WDSuite.
Demographic statistics within a 3-mile radius point to gradual population growth to date and a projected increase in both households and incomes, expanding the potential renter pool and supporting absorption over the medium term. Average school ratings trail the national median, which may influence unit mix strategies toward demographics less driven by school quality.
Home values in the neighborhood are elevated relative to much of the country, while rent-to-income levels are comparatively manageable. For investors, that combination can reinforce reliance on rental housing while supporting retention and pragmatic pricing power without overextending affordability.
Safety metrics for the neighborhood are weaker than many parts of the metro and below national averages. The area ranks 904 out of 1,491 Houston neighborhoods for crime, indicating elevated incident rates relative to the region. Nationally, the neighborhood sits in a lower percentile for safety, so investors should incorporate security, lighting, and resident engagement into operating plans.
Recent year-over-year trends reflect an uptick in both property and violent offenses in the broader area. While conditions can vary street by street, underwriting should assume conservative loss and insurance assumptions and consider measures that enhance visibility and control access without overstating block-level precision.
Proximity to large corporate offices supports a steady renter pipeline and short commutes for residents, notably in energy, foodservice distribution, financial services, and automotive retail. The following nearby employers anchor daytime populations and professional employment within a few miles.
- Conocophillips — energy corporate offices (2.3 miles) — HQ
- Group 1 Automotive — automotive retail corporate offices (2.4 miles) — HQ
- Wells Fargo Advisors — financial services offices (3.4 miles)
- Sysco — foodservice distribution corporate offices (3.4 miles) — HQ
- Phillips 66 — energy corporate offices (3.8 miles) — HQ
Built in 1973, the property is slightly older than the neighborhood average stock, positioning it for targeted value-add through unit upgrades and system modernization while remaining competitive against nearby Class B assets. The surrounding area shows a deep renter base and occupancy patterns near national norms; according to CRE market data from WDSuite, these dynamics typically support steady renewals and manageable lease-up timelines.
Within a 3-mile radius, population and household counts are projected to rise alongside higher incomes, expanding the tenant base. Elevated ownership costs in the neighborhood compared to incomes tend to sustain reliance on rentals, while proximity to large employers reinforces weekday traffic and leasing visibility. Underwriting should weigh capex for an early-1970s asset and incorporate safety-focused operations, but the location fundamentals and employer access present a durable long-term thesis.
- Renter depth and occupancy near national mid-range support durable cash flows.
- 1973 vintage offers value-add potential via interior refresh and building systems.
- Employer cluster within ~4 miles strengthens leasing velocity and retention.
- Elevated ownership costs versus incomes underpin rental demand and pricing power.
- Risks: below-average safety metrics and modest school ratings, plus capex for an older asset.