| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 61st | Good |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18142 S Parkview Dr, Houston, TX, 77084, US |
| Region / Metro | Houston |
| Year of Construction | 1985 |
| Units | 65 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
18142 S Parkview Dr Houston Multifamily Value-Add
Inner-suburb location with steady neighborhood occupancy and amenity access supports renter demand, according to WDSuite’s CRE market data.
Situated in Houston’s inner suburbs, the neighborhood ranks 103 out of 1,491 metro neighborhoods—competitive among Houston neighborhoods—with an A neighborhood rating. Occupancy in the surrounding neighborhood is solid, supporting lease stability for multifamily assets screening for dependable cash flow.
Amenity access is a relative strength: cafes and grocery options score above national norms (neighborhood measures land in the 80s percentiles nationally), which helps with day-to-day convenience for residents. Park access is limited locally, so on-site or nearby private recreation features may matter more for retention.
The property’s 1985 vintage is older than the neighborhood’s newer average stock (2013). That age profile points to potential value-add through targeted renovations and systems upgrades, balanced with prudent capital planning to maintain competitiveness against newer product.
Within a 3-mile radius, population has expanded recently and household counts have grown, with forecasts calling for further household growth and smaller average household sizes. For investors, that implies a larger, more distributed renter pool over time—supportive of demand for smaller formats and flexible leasing. Median home values in the neighborhood sit around the national middle while value-to-income ratios trend higher than many areas, indicating a high-cost ownership market that can reinforce renter reliance on multifamily housing. Rent-to-income levels, however, signal some affordability pressure, which should be factored into pricing power and lease management strategy. These perspectives are grounded in multifamily property research from WDSuite.
Safety indicators in this neighborhood track below national and metro benchmarks. The area ranks 1,157 out of 1,491 Houston metro neighborhoods for crime, indicating elevated incident levels relative to many Houston neighborhoods, and national percentiles for both property and violent offenses are low. For investors, underwriting should incorporate professional management practices, site lighting and access controls, and potential partnerships with security services to support resident confidence and retention over time.
Proximity to major energy and corporate services employers supports a stable renter base and commute convenience for residents. Nearby anchors include ConocoPhillips, Sysco, Phillips 66, Group 1 Automotive, and Emerson Process Management.
- Conocophillips — energy HQ (4.6 miles) — HQ
- Sysco — foodservice distribution HQ (5.0 miles) — HQ
- Phillips 66 — energy & refining HQ (8.7 miles) — HQ
- Group 1 Automotive — auto retail HQ (9.0 miles) — HQ
- Emerson Process Management — industrial automation offices (10.0 miles)
This 65-unit 1985 asset offers a straightforward value-add thesis in a Houston inner-suburb location with stable neighborhood occupancy and strong day-to-day amenities. According to CRE market data from WDSuite, the neighborhood sits competitively within the metro, and the local amenity mix outperforms national averages—factors that can support leasing velocity and retention as capital upgrades modernize interiors and common areas.
Within a 3-mile radius, recent population and household growth—paired with forecasts for further household expansion and smaller household sizes—suggests a broader, more diverse tenant base over time. The ownership market skews higher on value-to-income, which can sustain rental demand, while rent-to-income levels point to measured affordability pressure; together these dynamics argue for disciplined rent setting and asset management. Safety indicators trail metro and national benchmarks, so underwriting should incorporate operational measures to support resident experience.
- Value-add potential: 1985 vintage versus newer neighborhood stock supports renovation and repositioning upside
- Demand drivers: competitive neighborhood standing and amenity access aid lease-up and retention
- Renter pool expansion: 3-mile area shows household growth with smaller household sizes over time
- Ownership context: higher value-to-income ratios support multifamily reliance and pricing discipline
- Key risk: below-average safety metrics require enhanced management, security, and community engagement