| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 18th | Poor |
| Amenities | 14th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 254 McFarland Rd, Houston, TX, 77060, US |
| Region / Metro | Houston |
| Year of Construction | 2005 |
| Units | 43 |
| Transaction Date | 2005-12-20 |
| Transaction Price | $1,087,500 |
| Buyer | MCFARLAND VILLAGE INC |
| Seller | MCFARLAND PROPERTIES |
254 McFarland Rd, Houston — 2005 Multifamily Investment
Renter demand is supported by a sizeable 3-mile renter-occupied share and proximity to major energy employers, while neighborhood occupancy has been relatively steady according to WDSuite’s CRE market data.
Located in an inner-suburban pocket of North Houston, the property benefits from everyday conveniences rather than lifestyle retail. Grocery access is a relative strength, ranking well versus many Houston neighborhoods, while cafes, restaurants, parks, and pharmacies are sparse. For investors, this points to workforce-oriented appeal and less reliance on amenity-driven leasing.
Schools average around mid-range performance locally (above the national median by percentile), which can aid family retention. Neighborhood occupancy sits just under the national midpoint, suggesting leasing stability is attainable with competitive positioning, based on commercial real estate analysis from WDSuite.
Within a 3-mile radius, households have grown over the last five years and are projected to expand further even as population may soften, indicating smaller household sizes and a potentially larger tenant base for multifamily. The 3-mile renter-occupied share is high, reinforcing depth of demand and supporting occupancy durability.
Home values in the neighborhood context are comparatively low versus national norms, which can introduce some competition from ownership options. Rent levels benchmark above many areas in the metro by percentile, yet rent-to-income signals point to potential affordability pressure. For investors, that mix favors disciplined lease management and targeted value propositions over aggressive premiums.
Vintage positioning is a relative advantage: built in 2005 versus an area average vintage of 1985, the asset competes well against older stock. Still, two decades of operation means planning for systems updates and selective renovations can preserve competitiveness and support retention.
Safety indicators are mixed. Compared with neighborhoods nationwide, overall safety levels trend below average by percentile, and violent-offense metrics underperform national benchmarks. Year over year, estimated property offenses show modest improvement, while violent-offense estimates increased, signaling the need for standard security measures and attentive onsite management. These are neighborhood-level trends rather than property-specific conditions and can vary by block and over time.
The area draws from a broad energy and industrial corporate base, supporting workforce housing demand and commute convenience for renters. Nearby anchors include Halliburton, ExxonMobil’s Brookhollow campus, CenterPoint Energy, Enterprise Products, and Emerson Process Management.
- Halliburton — energy services (3.8 miles) — HQ
- ExxonMobil - Brookhollow Campus — energy offices (7.9 miles)
- Centerpoint Energy — utilities (8.9 miles)
- Enterprise Products — midstream energy (9.4 miles)
- Emerson Process Management — industrial technology (9.6 miles)
This 43-unit, 2005-vintage asset positions ahead of much of the surrounding stock, offering competitive appeal to a renter base anchored by nearby energy and industrial employers. Within a 3-mile radius, recent household growth and a high renter-occupied share point to a deeper tenant pool, which can support occupancy stability. At the neighborhood scale, rents benchmark above many peers by percentile while ownership remains relatively low-cost, implying investors should emphasize value, service quality, and renewal strategies over pure pricing power. According to CRE market data from WDSuite, neighborhood occupancy trends are near the national midpoint, reinforcing a thesis of steady, management-led performance rather than momentum-led growth.
Forward-looking metrics suggest households continue to increase even if population moderates, which often supports leasing velocity as household sizes decline. Given two decades of operating life, targeted capital plans—systems updates and selective in-unit improvements—can sharpen positioning against older comparables while keeping an eye on rent-to-income considerations to sustain retention.
- 2005 vintage provides competitive edge versus older area stock; plan for systems refresh to maintain positioning.
- 3-mile renter concentration and household growth support a deeper tenant base and occupancy stability.
- Proximity to major energy employers underpins workforce housing demand and potential renewal strength.
- Neighborhood rents trend above many peers by percentile; emphasize service and value to balance affordability pressure.
- Risks: below-average safety by national percentile, limited neighborhood amenities, and ownership competition in a lower-cost market.