| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Best |
| Demographics | 14th | Poor |
| Amenities | 12th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16803 Imperial Valley Dr, Houston, TX, 77060, US |
| Region / Metro | Houston |
| Year of Construction | 1977 |
| Units | 116 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16803 Imperial Valley Dr Houston Multifamily Investment
Neighborhood occupancy is competitive among Houston areas, supporting income stability for value-focused operators, according to WDSuite’s CRE market data. Emphasis should be on durable renter demand rather than amenity-driven premiums.
The property sits in an Inner Suburb pocket of Houston with a C- neighborhood rating and a rank of 1,283 among 1,491 metro neighborhoods, placing it below the metro median. Even so, neighborhood occupancy is “competitive among Houston neighborhoods” (rank 546 of 1,491; roughly above mid-pack) and tracks above national norms, a constructive signal for cash flow durability.
Amenity density is limited locally (very low presence of groceries, pharmacies, parks, childcare, and cafes), while restaurants are relatively more available compared with national averages. This setup suggests residents rely on near- to mid-drive corridors for daily needs; investors should underwrite convenience through roadway access rather than walkability premiums.
Within a 3-mile radius, demographics indicate a large working-age cohort and a high share of renter-occupied housing units (about two-thirds), pointing to a sizable tenant base. Household counts have been rising and are projected to continue increasing alongside smaller average household sizes, which can expand the pool of renters and support occupancy stability for multifamily assets.
Rents in the immediate neighborhood sit below national medians, which can help preserve demand depth, though the rent-to-income profile points to some affordability pressure that warrants active lease management and renewal strategies. Vintage stock nearby trends slightly newer than this asset, reinforcing value-add positioning for a 1977 building competing against 1980s product.
Safety metrics for the neighborhood rank 1,096 out of 1,491 Houston-area neighborhoods, which is below the metro average and places the area in a lower national percentile for safety. Recent year-over-year trends indicate elevated rates for both property and violent offenses relative to national benchmarks.
For investors, this typically means emphasizing lighting, access control, and tenant screening, along with realistic underwriting for security-related operating expenses. Comparative positioning can still work when paired with strong on-site management and competitive pricing.
The area draws on a broad energy and industrial-services employment base that supports workforce housing demand and commute convenience for renters, including Halliburton, CenterPoint Energy, Enterprise Products, ExxonMobil’s Brookhollow campus, and Emerson Process Management.
- Halliburton — energy services (3.3 miles) — HQ
- Centerpoint Energy — utilities (8.6 miles)
- Enterprise Products — midstream energy (9.8 miles)
- ExxonMobil - Brookhollow Campus — energy offices (9.9 miles)
- Emerson Process Management — industrial automation (10.6 miles)
This 116-unit, 1977-vintage asset fits a value-focused thesis in a renter-heavy submarket where neighborhood occupancy trends are competitive within the Houston metro and above national averages. The vintage points to potential renovation upside and targeted capital planning to sharpen competitive positioning against slightly newer 1980s stock. Based on commercial real estate analysis from WDSuite, rents in the neighborhood trail national medians, supporting demand depth while suggesting that returns will hinge on operational execution rather than amenity-led premiums.
Within a 3-mile radius, household counts are projected to rise even as average household size declines, implying a broader tenant base and support for long-run leasing stability. Balanced against this are limited nearby amenities and below-metro safety rankings, making on-site management, security, and competitive pricing core to the thesis.
- Competitive neighborhood occupancy versus Houston peers supports cash flow stability.
- 1977 vintage offers value-add and capex-driven upside against 1980s comparables.
- Submarket rents below national medians deepen the renter pool and aid retention.
- 3-mile household growth and smaller household sizes expand the tenant base over time.
- Risks: limited amenities and below-metro safety require strong operations and prudent underwriting.