| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Best |
| Demographics | 14th | Poor |
| Amenities | 12th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16803 City View Pl, Houston, TX, 77060, US |
| Region / Metro | Houston |
| Year of Construction | 1977 |
| Units | 122 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16803 City View Pl, Houston TX Multifamily Opportunity
Neighborhood occupancy has been competitive among Houston-The Woodlands-Sugar Land neighborhoods, supporting renter demand according to WDSuite’s CRE market data.
Located in an inner-suburb pocket of North Houston, the property sits near major employment corridors, positioning it as workforce housing with access to energy and industrial office nodes. Neighborhood occupancy is above the national median and competitive within the metro (ranked against 1,491 metro neighborhoods), which supports leasing stability even as amenities are limited at the block level.
Rents in the surrounding neighborhood have trended in a mid-range relative to Houston, with steady absorption reflected in the neighborhood occupancy rate. The area’s average construction vintage skews to the mid-1980s; with a 1977 build, this asset may trail newer comps, creating a practical case for targeted capital planning and value-add upgrades to maintain competitiveness.
Within a 3-mile radius, demographics show a sizable renter pool and continued household growth alongside gradually smaller household sizes. This mix typically supports demand for smaller units and sustained leasing velocity, while also calling for disciplined management around renewals and unit turns to preserve occupancy.
Amenity density in the immediate neighborhood is modest (few groceries, cafes, parks, or pharmacies relative to other Houston areas), so on-site services, curb appeal, and maintenance responsiveness can play an outsized role in resident retention. For investors, the trade-off is straightforward: dependable renter demand drivers tied to employment proximity, balanced against limited neighborhood conveniences.
Safety indicators for the neighborhood track below the national median and are below the metro median when compared with 1,491 Houston-The Woodlands-Sugar Land neighborhoods. This means investors should underwrite with conservative assumptions for security and operational practices while monitoring trend direction rather than relying on short-term swings.
A pragmatic approach is to budget for lighting, access controls, and visible property management presence, and to reference recent trend data for the area to assess whether rates are stabilizing or improving. Positioning as well-managed workforce housing can help mitigate retention risk in submarkets with weaker safety readings.
Proximity to energy and industrial corporate offices underpins a broad workforce renter base and commute convenience for residents. Key nearby employers include Halliburton, CenterPoint Energy, Enterprise Products, ExxonMobil (Brookhollow), and Emerson Process Management.
- Halliburton — oilfield services (3.6 miles) — HQ
- Centerpoint Energy — electric utility (8.4 miles)
- Enterprise Products — midstream energy (9.6 miles)
- ExxonMobil - Brookhollow Campus — integrated energy offices (9.9 miles)
- Emerson Process Management — industrial automation (10.4 miles)
Built in 1977 and totaling 122 units, the asset offers workforce-oriented housing in an inner-suburban location with access to major energy and industrial employers. Neighborhood occupancy has been competitive within the metro and above the national median, supporting a case for stable leasing, according to CRE market data from WDSuite. Given its older vintage relative to the area’s mid-1980s average, a focused value-add plan (exteriors, unit interiors, and systems) can help sustain renter appeal and drive rent positioning versus newer stock.
Within a 3-mile radius, households have increased and average household size is trending lower, which generally expands the renter pool for smaller formats and supports occupancy stability. Limited immediate amenities heighten the importance of on-site management, resident experience, and curb appeal, while safety readings below metro and national medians warrant prudent operating practices and conservative underwriting.
- Metro-competitive neighborhood occupancy supports leasing stability
- Workforce demand reinforced by proximity to major energy and industrial employers
- 1977 vintage presents value-add and systems modernization opportunities
- 3-mile household growth and smaller household sizes align with smaller-unit demand
- Risks: modest neighborhood amenities and below-median safety require strong on-site management