| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Good |
| Demographics | 34th | Fair |
| Amenities | 22nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1825 W Little York Rd, Houston, TX, 77091, US |
| Region / Metro | Houston |
| Year of Construction | 1975 |
| Units | 20 |
| Transaction Date | 2008-03-24 |
| Transaction Price | $384,400 |
| Buyer | TWINSCOPE LLC |
| Seller | IB PROPERTY HOLDINGS LLC |
1825 W Little York Rd Houston Multifamily Investment
Stabilizing renter demand and a value-add vintage position this 20-unit asset to compete on price and basic utility, according to WDSuite’s CRE market data. The neighborhood’s rent levels skew toward workforce housing, supporting leasing velocity when managed with cost discipline.
Located in an inner-suburban pocket of Houston, the property sits in a neighborhood rated C within the Houston–The Woodlands–Sugar Land metro. Renter-occupied housing accounts for an estimated 35.3% of units, indicating a moderate renter concentration that can support a consistent tenant base for smaller multifamily properties.
Occupancy in the neighborhood is reported around 89%, suggesting leasing conditions that are serviceable but competitive versus stronger Houston submarkets. Median contract rents in the area remain lower than many metro peers, which can help sustain absorption for compact units like those at this address and support price-sensitive demand.
Amenities within immediate proximity are limited—cafés, grocery, parks, and pharmacies rank near the bottom among 1,491 Houston-area neighborhoods—so most errands are likely car-dependent. This dynamic places more emphasis on onsite functionality, parking, and property management to drive retention.
The building’s 1975 construction is older than the neighborhood average year (1982), pointing to potential capital needs but also to value-add upside through targeted renovations, system updates, and interior refreshes that can reposition units while staying attainable for the local renter pool.
Within a 3-mile radius, households have grown about 6% over five years and are projected to expand materially through 2028, while average household size trends slightly smaller. This mix indicates a gradually enlarging renter pool and support for occupancy stability in well-managed workforce housing. Median home values locally sit below many national markets, but the value-to-income ratio ranks in the top decile nationally—an ownership cost context that can reinforce reliance on rental housing and help underpin renter demand.
School ratings in the neighborhood trend below metro and national averages, and overall amenities rank below the metro median. For investors, these factors argue for conservative underwriting on rent growth and thoughtful resident services that prioritize security, maintenance responsiveness, and convenience.
Safety indicators for this neighborhood trend weaker relative to both Houston and national benchmarks. With a crime rank in the lower tier of the 1,491 Houston neighborhoods and national percentiles that sit well below average, investors should underwrite for enhanced lighting, access control, and vendor coordination to support resident comfort and retention.
Comparatively higher property and violent offense rates versus national norms suggest the area is not among the top quartile for safety. Operators typically mitigate these risks through practical measures (camera coverage, gating where feasible, community standards) and by aligning marketing with value-oriented renters who prioritize price and basic functionality.
Proximity to major energy and professional services employers supports a broad commuter tenant base and can aid weekday occupancy and lease retention for workforce housing. The companies below represent nearby job centers accessible within a typical Houston drive.
- ExxonMobil - Brookhollow Campus — energy offices (3.8 miles)
- Emerson Process Management — industrial automation (6.7 miles)
- Prudential — financial services (7.4 miles)
- Baker Hughes — oilfield services (7.5 miles) — HQ
- Wells Fargo Advisors — wealth management (7.5 miles)
Built in 1975, this 20-unit property skews value-oriented with smaller average square footage—an efficient format for price-sensitive renters. Neighborhood occupancy near 89% and below-metro rent levels support an attainable positioning strategy, while the older vintage creates a clear path for targeted renovations and CapEx to improve unit durability and renewals. According to CRE market data from WDSuite, renter-occupied share is moderate, and household growth within a 3-mile radius is expected to expand meaningfully through 2028, which can help sustain tenant demand.
Constraints include limited walkable amenities and safety metrics that trail metro and national benchmarks, arguing for conservative underwriting and active property operations. The local ownership cost context—high value-to-income ratios despite modest absolute home values—tends to reinforce renter reliance on multifamily housing, supporting occupancy when pricing remains competitive.
- Workforce positioning with compact units supports leasing velocity at attainable rents
- 1975 vintage offers value-add upside via targeted interior and systems upgrades
- Expanding household base within 3 miles underpins a larger tenant pool through 2028
- Ownership cost context favors renting, aiding retention when pricing is managed
- Risks: below-average safety and limited amenities require conservative underwriting and proactive operations