| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Good |
| Demographics | 36th | Fair |
| Amenities | 56th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1760 Campbell Rd, Houston, TX, 77080, US |
| Region / Metro | Houston |
| Year of Construction | 1974 |
| Units | 43 |
| Transaction Date | 2007-08-24 |
| Transaction Price | $2,485,000 |
| Buyer | GARRETT ANNA |
| Seller | MENSIK JASON N |
1760 Campbell Rd Houston Multifamily Investment Opportunity
Neighborhood data points to a deep renter base and a high-cost ownership market that supports multifamily demand, according to WDSuite’s CRE market data. Occupancy has been softer than national norms, so pricing and leasing discipline remain important.
The property sits in Houston’s Inner Suburb context with a B+ neighborhood rating, indicating generally solid livability for workforce renters. Grocery, restaurant, park, and pharmacy access trend above national norms (each near the mid‑80s percentiles), while cafés and childcare are comparatively sparse. Average school ratings are below national medians, which can matter for family-oriented product but has less impact on typical workforce leasing.
Rents in the surrounding neighborhood track near national middle tiers and the rent-to-income ratio trends lower than many U.S. areas, a dynamic that can aid retention and reduce affordability pressure for tenants. At the same time, home values sit in higher national percentiles with a strong value-to-income ratio, reinforcing reliance on rental options and supporting a broad tenant base for multifamily.
From an operations standpoint, the neighborhood occupancy level is below the U.S. norm (ranked in the lower national percentiles), which argues for focused leasing execution and amenity positioning. Notably, the share of housing units that are renter-occupied in this neighborhood is high relative to the nation (top decile nationally), signaling deep demand for apartments and a wide prospect pool.
Within a 3-mile radius, demographics show households increased in recent years even as total population nudged down, suggesting smaller household sizes and continued renter pool diversification. Forecasts point to growth in households and incomes through the next five years, expanding the local tenant base and supporting occupancy stability for well-managed assets.
Safety indicators for the neighborhood are weaker than national norms. Based on WDSuite’s CRE market data, the area sits in lower national percentiles for both violent and property offenses, and crime ranks in the lower half among 1,491 Houston metro neighborhoods. For investors, this typically translates to emphasizing on-site security practices, lighting, and resident engagement to support retention.
Trend-wise, recent change metrics show mixed movement rather than a clear improvement trajectory. Underwriting should reflect conservative assumptions for security-related operating expenses and marketing, while comparing performance against similarly situated Inner Suburb assets across the Houston-The Woodlands-Sugar Land metro.
Proximity to diversified corporate employers supports commuter convenience and broad renter demand, with nearby roles spanning financial services and energy. The anchors below reflect the immediate employment base residents are most likely to access.
- Wells Fargo Advisors — financial services (1.5 miles)
- Group 1 Automotive — automotive retail HQ/operations (2.5 miles) — HQ
- ExxonMobil - Brookhollow Campus — energy offices (3.7 miles)
- Prudential — financial services (4.9 miles)
- Emerson Process Management — industrial technology offices (4.9 miles)
Built in 1974, the asset is slightly older than the neighborhood’s average vintage, which positions it for practical value-add through interior refreshes, systems updates, and curb appeal improvements. The surrounding neighborhood shows a high share of renter-occupied housing units alongside a high-cost ownership market, reinforcing depth in the tenant base even as neighborhood occupancy trends run softer than national norms. According to CRE market data from WDSuite, amenities score well for day-to-day convenience, supporting leasing when paired with competitive finishes and management.
Within a 3-mile radius, household counts have risen and are projected to grow further, indicating a larger pool of prospective renters over the medium term. Underwriting should balance that demand tailwind with pragmatic allowances for security, marketing, and concessions, particularly given below-median school ratings and neighborhood safety metrics.
- Older 1974 vintage creates value-add potential via unit upgrades and system modernization
- High renter-occupied share and elevated ownership costs support multifamily demand depth
- Amenity access (groceries, parks, pharmacies, restaurants) helps leasing competitiveness
- 3-mile household growth outlook supports occupancy stability for well-managed assets
- Risks: softer neighborhood occupancy, below-median school ratings, and safety headwinds warrant conservative underwriting