| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Good |
| Demographics | 58th | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15455 Ella Blvd, Houston, TX, 77090, US |
| Region / Metro | Houston |
| Year of Construction | 1985 |
| Units | 92 |
| Transaction Date | --- |
| Transaction Price | $6,411,800 |
| Buyer | WTH PROPERTIES LLC |
| Seller | APPLEWOOD VILLAGE TOWNSHOMES LLC |
15455 Ella Blvd Houston Multifamily Value-Add Position
Neighborhood occupancy trends are below metro norms, but a sizable renter base and projected household growth signal durable tenant demand, according to WDSuite’s CRE market data.
Located in Houston’s inner suburbs, the area around 15455 Ella Blvd shows mixed fundamentals: neighborhood occupancy is measured below the metro median (85.1% per the neighborhood, not the property), while the local renter-occupied housing share is meaningful, supporting depth for multifamily leasing. Within a 3-mile radius, households are expanding and the renter pool is sizable, which can help stabilize absorption even when turnover rises.
Demographic statistics aggregated within a 3-mile radius indicate modest recent population growth and a projected increase through 2028, with households expected to expand at a faster pace. This points to a larger tenant base over the next cycle and supports the case for steady demand for rental units and lease retention.
The neighborhood skews older than the metro average from a construction standpoint: the typical build year in the surrounding area trends newer than 1985, implying this asset may compete against more recently delivered stock. For investors, the 1985 vintage suggests planning for targeted capital improvements and potential value-add renovations to sharpen competitiveness against 2000s-era properties while leveraging relative affordability to drive leasing velocity.
Amenities are thinly distributed in this neighborhood relative to other parts of the Houston-The Woodlands-Sugar Land metro, which can modestly lengthen resident trips for daily needs. However, the area’s renter concentration and income mix, combined with metro-scale employment access, help underpin baseline multifamily demand even with fewer nearby retail and parks.
Safety indicators are mixed when benchmarked to Houston’s 1,491 neighborhoods. Overall crime ranks closer to the lower half of the metro distribution (lower ranks indicate more crime), placing the area below the national average for safety. Nationally, the neighborhood sits around the lower third for overall safety, and violent incidents benchmark weaker than most areas, while recent property offense trends have improved year over year.
For investors, this context argues for continued emphasis on onsite management, lighting, and access controls to support resident retention and leasing, especially during repositioning. Monitoring neighborhood trendlines is prudent given the recent improvement in property offenses but softer standing on violent categories.
Proximity to large energy and industrial employers supports a workforce renter base and commute convenience, which can aid leasing stability. Nearby anchors include Halliburton, CenterPoint Energy, Hewlett Packard Enterprise, Enterprise Products, and Emerson Process Management.
- Halliburton — energy services (6.7 miles) — HQ
- Centerpoint Energy — utilities (7.2 miles)
- Hewlett Packard Enterprise Customer Engagement Center — technology offices (9.3 miles)
- Enterprise Products — midstream energy (9.3 miles)
- Emerson Process Management — industrial automation (11.0 miles)
This 1985-vintage, mid-size multifamily asset is positioned for value-add in a Houston inner-suburb location where the neighborhood shows below-metro occupancy but meaningful renter concentration. According to CRE market data from WDSuite, the submarket’s older-vs-newer stock mix and thin amenity density point to a strategy centered on targeted renovations, operational execution, and relative affordability to drive absorption against newer comparables.
Demographic statistics within a 3-mile radius indicate population growth with households projected to expand notably by 2028, suggesting a larger tenant base and support for occupancy stability over time. Forecast rent levels in the area are expected to rise, reinforcing the case for revenue management once renovations improve unit quality and resident experience.
- Value-add potential: 1985 vintage relative to nearby 2000s-era stock supports renovation-led rent and occupancy lift.
- Demand depth: sizable renter-occupied share within 3 miles and projected household growth bolster the tenant base.
- Employment access: proximity to regional energy and technology employers supports leasing and retention.
- Revenue upside: forecast area rents trend upward, enabling post-renovation pricing strategies.
- Key risks: neighborhood safety benchmarks below national averages and amenity scarcity require strong onsite management and resident services.