| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 30th | Poor |
| Demographics | 38th | Fair |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1807 Holland St, Houston, TX, 77029, US |
| Region / Metro | Houston |
| Year of Construction | 1975 |
| Units | 24 |
| Transaction Date | 2005-01-13 |
| Transaction Price | $647,800 |
| Buyer | HU CHAN MAYA |
| Seller | NOLAN ALLEN INVESTMENTS LP |
1807 Holland St Houston Multifamily Investment Outlook
Positioned in Houston’s inner east side, this 24-unit asset benefits from steady renter demand and strong school ratings in the surrounding neighborhood, according to CRE market data from WDSuite. Grocer access is a relative strength, while the pricing profile supports value-driven leasing strategies.
Neighborhood dynamics and renter demand
The property sits in an Inner Suburb pocket of Houston that scores C- overall, with neighborhood performance that trails the metro median on several amenity measures but demonstrates specific strengths important to leasing. Grocery access ranks in the top decile nationally, while cafes, parks, and pharmacies are comparatively sparse—suggesting day-to-day convenience for essentials but a thinner lifestyle amenity mix. School quality trends are a relative bright spot, with average ratings in the top quartile nationwide, a factor that can aid tenant retention.
Neighborhood occupancy trends are below national norms, indicating investors should expect hands-on leasing and management to maintain stability. Median contract rents in the area skew mid-market, reinforcing a value orientation that can support absorption for efficiently sized units. For context, the average floor plan here is compact, which aligns with demand from cost-conscious renters and can help sustain velocity when priced appropriately.
Within a 3-mile radius, demographics point to a shifting tenant base: households are forecast to increase even as total population modestly contracts, implying smaller household sizes and a potential renter pool expansion concentrated in one- and two-person households. Median incomes are rising in the 3-mile area, which, paired with moderate local rent levels, supports leasing resilience rather than outsized pricing power. Home values in the immediate neighborhood are comparatively low versus national benchmarks; investors should account for some competition from entry-level ownership options while recognizing that accessible rent levels can still sustain occupancy.
Compared with broader metro and national trends, the neighborhood’s amenity footprint is lighter but functional, schools are a relative strength, and grocery proximity is a clear positive. For investors prioritizing practical access and workforce-oriented demand, the area’s fundamentals can support stable operations with disciplined leasing and expense control, informed by multifamily property research from WDSuite.
Safety context
Neighborhood safety indicators compare favorably at the national level, with both violent and property offense estimates tracking in the top quartile for safety nationwide. Recent year-over-year readings show notable declines in both categories, suggesting an improving trend rather than a deterioration. These figures reflect neighborhood-level patterns and should be evaluated alongside property-specific security measures and management practices.
Within the Houston-The Woodlands-Sugar Land metro’s 1,491 neighborhoods, the area performs competitively on national comparisons; however, investors should benchmark against nearby submarkets during diligence to understand micro-trends on blocks and corridors. Use trend direction and relative standing as context, not as a substitute for on-the-ground verification.
A concentration of energy and utility corporate offices and headquarters within 8–9 miles supports a sizable commuter workforce and can help underpin renter demand and lease retention for workforce housing.
- Waste Management — environmental services (7.9 miles) — HQ
- Calpine — power generation (7.9 miles) — HQ
- Kinder Morgan — midstream energy (8.1 miles) — HQ
- NRG Energy — power & retail energy (8.1 miles)
- Centerpoint Energy — utilities (8.1 miles) — HQ
Why this asset merits a look
Built in 1975, the property is newer than much of the surrounding housing stock, offering relative competitiveness versus older inventory while still warranting targeted capital planning for aging systems and modernization. The neighborhood skews value-oriented with mid-market rents and strong grocery access; average school ratings in the top quartile nationally add a durable livability component that can support retention. According to CRE market data from WDSuite, neighborhood occupancy is below national averages, indicating investors should prioritize active leasing and expense management rather than rely on organic tightening.
Three-mile demographics point to an evolving renter base: households are projected to grow even as total population dips, signaling smaller household sizes and sustained demand for efficient floor plans. Local ownership costs are comparatively accessible, which can introduce competition with entry-level homebuying; however, moderate rent-to-income dynamics suggest room for steady occupancy when pricing is aligned with the area’s workforce demand.
- Relative vintage edge (1975) versus older neighborhood stock with selective value-add potential
- Strong grocery access and solid school ratings support day-to-day livability and retention
- Three-mile household growth and rising incomes bolster the future renter base for smaller units
- Risk: softer neighborhood occupancy requires proactive leasing, marketing, and cost control
- Risk: accessible ownership alternatives may temper rent growth, emphasizing operational execution