| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 12th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2201 Wirt Rd, Houston, TX, 77055, US |
| Region / Metro | Houston |
| Year of Construction | 1973 |
| Units | 114 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2201 Wirt Rd Houston Multifamily Value-Add Opportunity
Neighborhood renter concentration is high and occupancy has been steady, according to WDSuite’s CRE market data, pointing to durable tenant demand in this inner-suburban pocket of Houston. Metrics cited reflect neighborhood conditions, not the property, and indicate a stable base for consistent leasing.
Situated in an Inner Suburb of Houston, the neighborhood posts a B- rating and occupancy near the mid‑90s, with a modest uptick over the past five years based on WDSuite’s CRE market data. These figures describe the neighborhood, not the asset, and suggest a supportive backdrop for retention and lease management.
Retail and daily-needs access is a relative strength: restaurants and groceries score in the higher national percentiles (87th and 81st, respectively), while pharmacies are also well represented. By contrast, parks and cafes are sparse. Taken together, the amenity mix supports day‑to‑day convenience more than recreation or third‑place gathering, which can still sustain renter appeal for workforce housing.
The share of housing units that are renter‑occupied is elevated at the neighborhood level (99th percentile nationally), indicating deep multifamily demand and a broad tenant base. Median contract rents are positioned around the national middle and have trended upward over five years, while the rent‑to‑income ratio sits in a low national percentile, signaling potential affordability pressure that owners should manage through prudent renewals and unit mix strategy.
Home values in the neighborhood land modestly above national medians and the value‑to‑income ratio ranks in the top decile nationally, a hallmark of a high‑cost ownership market that can reinforce reliance on rental housing and support pricing power. Average school ratings are below national norms, which may limit premium positioning for family‑oriented leasing but does not preclude steady occupancy in workforce‑oriented assets.
Demographic statistics aggregated within a 3‑mile radius show households increasing over the past five years and projected to continue growing alongside higher median incomes. Forecasts also point to rising contract rents, expanding the renter pool and supporting occupancy stability for well‑managed properties. These trends compare favorably to many Houston submarkets and, according to WDSuite’s commercial real estate analysis, underscore resilient renter demand drivers.
Vintage matters for competitive positioning. Built in 1973, the property is older than the neighborhood’s average construction year (1981). Investors should plan for targeted capital expenditures and consider a value‑add program to modernize interiors, improve energy systems, and capture rent premiums relative to older stock.
Safety conditions should be evaluated with care. The neighborhood ranks 882 out of 1,491 Houston‑area neighborhoods for crime, which is below the metro median for safety. Nationally, the area sits in a lower safety percentile, indicating higher reported crime than many U.S. neighborhoods. Recent year data show increases in both property and violent offenses, so underwriting should incorporate security enhancements and operating protocols that support resident retention.
Investors typically mitigate these dynamics through lighting, access control, and partnerships with local public safety resources. Compare current trends to nearby submarkets to calibrate marketing, staffing, and CapEx for safety‑focused improvements.
Proximity to major corporate offices anchors a broad employment base that supports renter demand and commute convenience, led by ExxonMobil, Wells Fargo Advisors, Group 1 Automotive, Prudential, and Apache.
- ExxonMobil - Brookhollow Campus — energy (1.9 miles)
- Wells Fargo Advisors — financial services (3.1 miles)
- Group 1 Automotive — automotive retail (4.3 miles) — HQ
- Prudential — financial services (4.4 miles)
- Apache — energy (4.9 miles) — HQ
This 114‑unit, 1973 vintage asset sits within a renter‑heavy neighborhood where occupancy has remained stable and daily‑needs retail is strong. Older construction implies targeted CapEx and value‑add potential; updates to interiors and building systems can sharpen competitive positioning against both legacy stock and newer deliveries nearby. According to CRE market data from WDSuite, neighborhood rents have trended upward and the high renter concentration indicates depth in the tenant base, supporting leasing durability.
Within a 3‑mile radius, households and incomes have been rising and are forecast to continue growing, expanding the renter pool and underpinning absorption for well‑managed properties. Ownership costs in the area are comparatively high relative to incomes, which can sustain reliance on rental housing and reinforce pricing power, while lower school ratings and below‑median safety require pragmatic operations and amenity investments to support retention.
- High neighborhood renter concentration supports a broad tenant base and steady absorption.
- Stable neighborhood occupancy with upward rent trend, per WDSuite, aids income durability.
- 1973 vintage offers value‑add potential through renovations and system upgrades.
- Proximity to major employers bolsters leasing and retention via commute convenience.
- Risks: below‑median safety and lower school ratings; manage via security, operations, and targeted amenities.