| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Poor |
| Demographics | 16th | Poor |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2520 Beatty St, Houston, TX, 77023, US |
| Region / Metro | Houston |
| Year of Construction | 1976 |
| Units | 72 |
| Transaction Date | 2006-07-28 |
| Transaction Price | $6,200,000 |
| Buyer | COLONY MANOR APARTMENT LLC |
| Seller | PARKWAY PLAZA PARTNERS LTD |
2520 Beatty St Houston 72-Unit Multifamily Investment
Renter concentration and everyday retail access point to durable tenant demand near central Houston, according to WDSuite’s CRE market data, while neighborhood occupancy trends remain below metro norms.
Located in an Inner Suburb of Houston, the neighborhood posts a C- rating and ranks 1,246 out of 1,491 metro neighborhoods, placing it below the metro median. For investors, that suggests leasing fundamentals can be more operationally intensive, but not without demand drivers tied to location and daily-needs access.
Access to essentials is a relative strength: grocery availability sits in the 97th percentile nationally and parks are in the 85th percentile, while restaurants rank mid-pack (67th percentile). By contrast, cafes and pharmacies are sparse locally. This mix supports day-to-day convenience for residents even if lifestyle retail is thinner.
Multifamily demand is underpinned by a high share of renter-occupied housing units in the neighborhood (ranked 328 of 1,491), which is top decile nationally. That renter concentration typically provides a deeper tenant base, though the neighborhood’s occupancy rate sits in the lower national quartiles, signaling the need for disciplined leasing and resident retention.
The property’s 1976 vintage is newer than the neighborhood’s average construction year of 1965. That positioning can offer a competitive edge over older stock, but investors should budget for modernization of aging systems or targeted value-add to meet current renter expectations.
Within a 3-mile radius, demographics point to a shifting but serviceable renter pool: total population has trended lower over five years, yet household counts have grown and average household size has declined, indicating more, smaller households entering the market. Median incomes have increased and are projected to continue rising alongside contract rents, which supports rent growth potential if managed against affordability. Home values in the neighborhood are comparatively lower versus national norms, which can introduce some competition from ownership; however, a rent-to-income ratio around one-quarter suggests measured affordability pressure that can aid lease retention.
Safety indicators for the neighborhood trail national benchmarks. Crime ranks in the lower tiers nationally and below the metro average (crime rank 982 among 1,491 Houston neighborhoods), indicating higher reported incidents than many peer areas. National percentiles for violent and property offenses are also low, signaling elevated risk relative to neighborhoods nationwide.
Recent year-over-year trends point to increases in both violent and property offenses locally. For investors, this typically calls for pragmatic measures such as site lighting, access controls, and community engagement, along with underwriting that anticipates higher operating line items for security and potential insurance costs. Trend monitoring is advised, as submarket dynamics can improve or deteriorate with time.
Employment anchors within a 5-mile radius include multiple energy and infrastructure headquarters that support commuter demand and leasing stability for workforce-oriented renters, specifically Waste Management, CenterPoint Energy, Kinder Morgan, Enterprise Products Partners, and Calpine.
- Waste Management — environmental services (4.5 miles) — HQ
- Centerpoint Energy — utilities (4.7 miles) — HQ
- Kinder Morgan — midstream energy (4.7 miles) — HQ
- Enterprise Products Partners — midstream energy (4.8 miles) — HQ
- Calpine — power generation (4.8 miles) — HQ
2520 Beatty St brings 72 units in a renter-heavy pocket near central Houston. Daily-needs retail access is a relative strength, with strong grocery and park availability helping support day-to-day livability. While neighborhood occupancy is below national and metro medians, the depth of renter-occupied housing and proximity to major energy and infrastructure employers can help sustain traffic, provided operations emphasize resident experience and lease management. Based on commercial real estate analysis from WDSuite, trends point to rising household incomes and contract rents in the 3-mile area, supporting a case for measured rent growth if aligned with affordability.
Built in 1976, the asset is newer than the local average stock and may out-compete older properties with targeted upgrades. Investors should plan for capital to address aging systems and security measures, given neighborhood safety signals and below-median occupancy. With disciplined value-add, expense control, and marketing to the nearby employment base, the asset can appeal to workforce renters seeking access to core Houston.
- Renter-heavy neighborhood supports a deeper tenant base and steady leasing cadence
- Strong grocery and park access bolster day-to-day livability and retention
- 1976 vintage offers value-add and modernization upside versus older local stock
- Nearby energy and infrastructure headquarters provide commuter demand catalysts
- Risks: below-median occupancy and safety headwinds require focused operations and security planning