| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Best |
| Demographics | 81st | Best |
| Amenities | 18th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16505 Tiffany Ct, Houston, TX, 77058, US |
| Region / Metro | Houston |
| Year of Construction | 1981 |
| Units | 46 |
| Transaction Date | 2007-05-01 |
| Transaction Price | $2,930,000 |
| Buyer | Vickner Houston LLC |
| Seller | Sylvan Tiffany Bay Associates, LLC |
16505 Tiffany Ct Houston Multifamily Value-Add Opportunity
Neighborhood renter-occupied share is unusually high and occupancy trends are steady, according to WDSuite’s CRE market data, pointing to durable tenant demand around the property. This positioning supports cash flow stability relative to similar inner-suburban Houston assets.
Located in an inner-suburban pocket of Houston (Harris County), the area around 16505 Tiffany Ct shows solid housing fundamentals and renter depth. Neighborhood occupancy is around 90% (measured for the neighborhood, not the property), a level that typically supports leasing stability even through cycles. The neighborhood’s housing profile is competitive among Houston neighborhoods (rank 403 of 1,491 metro neighborhoods), and household incomes sit above national averages, reinforcing the ability to sustain market rents.
Amenity access is mixed: grocery and restaurants are present at moderate levels, while cafes, parks, and pharmacies are thinner within the neighborhood boundary. That said, the subarea benefits from proximity to major employment nodes in the Houston Bay Area, which can offset limited walkable amenities by drawing steady commuter demand.
Investor demand signals are favorable. The share of housing units that are renter-occupied is very high (top percentile nationally), indicating a deep tenant base and supporting renewal velocity and occupancy resilience for multifamily assets. Demographic statistics aggregated within a 3-mile radius indicate modest population growth to date, with projections for additional population and a notable increase in households over the next five years — a profile that enlarges the local renter pool and supports rent levels over time.
Vintage context matters: the property’s 1981 construction is slightly older than the neighborhood’s average stock, suggesting potential value-add and system modernization opportunities that can enhance competitive positioning against nearby 1980s–1990s product. Based on commercial real estate analysis from WDSuite, the neighborhood’s demographic strength sits in the top quartile nationally, a tailwind for long-run demand even as amenity density varies block to block.
Safety metrics for the surrounding neighborhood trend weaker than national benchmarks, with the area landing in lower national safety percentiles. Within the Houston metro, the neighborhood ranks below the metro median on crime when compared against 1,491 neighborhoods, indicating investors should underwrite standard security measures and property-level lighting, access control, and monitoring as part of operations.
Year-over-year movements show elevated property and violent offense rates at the neighborhood level; while these are not property-specific, they warrant prudent risk management and resident engagement programs. Many investors address this through partnerships with local patrol resources and design improvements that enhance natural surveillance.
Nearby employers provide a diverse white-collar and industrial base that supports renter demand and commute convenience, led by aerospace, energy services, and power generation. The following employers are among the closest demand drivers referenced here.
- Boeing: Bay Area Building — aerospace offices (1.3 miles)
- Calpine Turbine Maintenance Group — power generation services (3.1 miles)
- Air Products — industrial gases (13.7 miles)
- Dish Network — telecommunications (13.7 miles)
- Waste Management — environmental services (20.1 miles) — HQ
This 1981-vintage, mid-size multifamily asset sits within an inner-suburban Houston neighborhood characterized by high renter concentration and stable neighborhood occupancy, supporting consistent tenant demand. Proximity to Bay Area employment nodes and a deep local renter base provide a foundation for leasing durability, while the property’s slightly older vintage offers clear value-add and modernization pathways to differentiate against nearby 1980s–1990s stock.
Demographic statistics aggregated within a 3-mile radius point to ongoing population growth and a meaningful increase in households, expanding the renter pool over the next five years. Neighborhood-level rents are competitive for the metro, and, according to CRE market data from WDSuite, incomes in the area trend above national norms — a combination that supports pricing power while keeping affordability pressure manageable for retention.
- High renter-occupied share and steady neighborhood occupancy support demand stability.
- 1981 vintage presents value-add potential via unit/interior upgrades and system modernization.
- Expanding 3-mile household counts indicate a larger tenant base and leasing depth.
- Proximity to aerospace and energy employers underpins weekday occupancy and renewals.
- Risk: neighborhood safety metrics trail metro and national averages; plan for robust security and resident programs.