| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 90th | Best |
| Amenities | 88th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2502 Webster St, Houston, TX, 77003, US |
| Region / Metro | Houston |
| Year of Construction | 2012 |
| Units | 70 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2502 Webster St Houston Multifamily Investment
Renter demand is supported by strong neighborhood amenities and a growing nearby household base, according to WDSuite’s CRE market data. This location offers scale at 70 units with 2012-vintage construction that remains competitive against older stock in the area.
Located in an Inner Suburb of Houston, the neighborhood ranks 10th among 1,491 metro neighborhoods (A+ rating), indicating competitive fundamentals versus the broader region. Amenity access is a clear strength, with restaurants and cafes in the top quartile nationally, helping support leasing velocity and resident retention.
The 2012 construction year is newer than the neighborhood average (1984), positioning the asset as relatively competitive against older inventory. Investors should still plan for routine system upkeep over the hold period, but near-term capital needs may be lighter than for pre-2000 stock.
Within a 3-mile radius, demographics indicate a larger tenant base: population and households have expanded in recent years, with households up meaningfully and expected to continue rising through 2028. Smaller average household size in the area suggests continued demand for professionally managed rental housing, supporting occupancy stability.
Tenure patterns within a 3-mile radius show a high share of renter-occupied housing units, signaling depth in the multifamily renter pool. Median contract rent levels sit below typical household incomes locally, which can reduce affordability pressure and aid lease management. Elevated home values in the neighborhood context point to a high-cost ownership market, which tends to sustain reliance on rental options and can support pricing power for well-maintained assets.
Neighborhood occupancy has trended upward in recent years (measured at the neighborhood level), a constructive sign for stabilized operations. Combined with strong amenities and above-median demographics, the submarket profile remains attractive for investors conducting commercial real estate analysis.
Safety outcomes are mixed and warrant attention in underwriting. The neighborhood ranks below many Houston-area peers (ranked 1,125 out of 1,491 metro neighborhoods), and it sits in a low national safety percentile compared with neighborhoods nationwide. This indicates higher reported crime relative to both metro and national benchmarks.
Recent trend indicators also point to increases in both property and violent offenses year over year at the neighborhood level. For investors, this suggests the value of robust security measures, partnership with professional management on site-level controls, and underwriting for potential impacts on marketing, insurance costs, and retention.
Proximity to major energy and utilities employers underpins commuter convenience and a durable white-collar renter base. Nearby corporate headquarters include Waste Management, CenterPoint Energy, Kinder Morgan, Enterprise Products Partners, and Targa Resources.
- Waste Management — corporate offices (1.1 miles) — HQ
- Centerpoint Energy — corporate offices (1.3 miles) — HQ
- Kinder Morgan — corporate offices (1.3 miles) — HQ
- Enterprise Products Partners — corporate offices (1.4 miles) — HQ
- Targa Resources — corporate offices (1.4 miles) — HQ
This 70-unit property at 2502 Webster St benefits from neighborhood fundamentals that rank near the top of the Houston metro, alongside strong amenity access that supports leasing and retention. The 2012 vintage is newer than surrounding inventory, offering competitive positioning versus older stock while still requiring prudent capital planning for systems over the hold period. According to CRE market data from WDSuite, the broader area’s household base has expanded and is projected to keep growing, reinforcing the depth of the renter pool and supporting occupancy stability and rent performance.
Within a 3-mile radius, higher renter-occupied share and rising household incomes point to resilient multifamily demand. Elevated ownership costs in the neighborhood context tend to sustain rental reliance, which can help stabilized assets maintain pricing and limit concessions in typical cycles. Investors should underwrite with awareness of local safety trends and the need for effective property management to support retention and insurance planning.
- Newer 2012 vintage offers competitive positioning versus older neighborhood stock
- Top-ranked neighborhood amenities support leasing velocity and retention
- 3-mile renter pool expansion and income growth support occupancy stability
- High-cost ownership landscape reinforces depth of rental demand
- Risk: below-average safety metrics and potential cost impacts require active management