| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Fair |
| Demographics | 24th | Poor |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 256 W Carby Rd, Houston, TX, 77037, US |
| Region / Metro | Houston |
| Year of Construction | 1979 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
256 W Carby Rd Houston Multifamily Opportunity
Neighborhood occupancy sits in the mid-90s, supporting stable leasing conditions for workforce housing near major energy employers, according to WDSuite’s CRE market data. These occupancy metrics reflect the surrounding neighborhood rather than the property itself.
Located in a suburban pocket of North Houston, the neighborhood posts above-median occupancy among the metro’s 1,491 neighborhoods, suggesting steady renter demand and relatively predictable collections at the submarket level. These occupancy figures are measured for the neighborhood, not the property.
Daily needs are well served by strong grocery access (top quartile nationally), and park access is similarly competitive. Restaurant density is competitive among Houston neighborhoods, while cafes, pharmacies, and childcare are limited locally—an operational consideration for resident convenience and marketing.
Within a 3-mile radius, the renter-occupied share is material, supporting depth of the tenant base. Population has edged down slightly in recent years while total households increased and average household size declined—trends that typically support multifamily demand by creating more, smaller households. Forward-looking projections indicate a modest population uptick and a larger increase in households, which can reinforce occupancy stability and leasing velocity.
Ownership costs run relatively high versus local incomes (upper-national-percentile value-to-income positioning), which tends to sustain reliance on rental housing and can support pricing power. At the same time, neighborhood rent-to-income levels indicate manageable affordability pressure, a positive for retention and renewal strategies. School ratings in the area trend below national medians, which may modestly narrow the appeal to some family renters but generally aligns with workforce housing profiles in this part of the metro.
Safety indicators for this neighborhood trail national benchmarks, with violent and property crime positioned in lower national percentiles. In practical terms, the area is not among the safer parts of the country, and investors typically account for this with security measures, lighting, and community engagement to support resident satisfaction.
Within the Houston metro context (1,491 neighborhoods), recent year-over-year trends point to increases in estimated offense rates. Operators often underwrite for enhanced on-site management and partnership with local law enforcement and vendors to mitigate risk and protect asset performance.
Proximity to major energy and power corporate offices underpins a broad blue- and white-collar employment base, supporting commuter convenience and renter retention. Notable nearby employers include Halliburton, ExxonMobil, Baker Hughes, Calpine, and EOG Resources.
- Halliburton — energy corporate offices (5.4 miles) — HQ
- ExxonMobil - Brookhollow Campus — energy corporate offices (5.7 miles)
- Baker Hughes — energy services corporate offices (8.0 miles) — HQ
- Calpine — power generation corporate offices (8.3 miles) — HQ
- Eog Resources — energy exploration corporate offices (8.4 miles) — HQ
This 30-unit asset in North Houston benefits from neighborhood occupancy that sits above the metro median and from proximity to large energy employers, which together support steady tenant demand and leasing durability. Based on CRE market data from WDSuite, local grocery and park access are strengths, while limited cafes and pharmacies are operational considerations rather than core demand drivers. Within a 3-mile radius, household counts have risen even as population edged down, and projections indicate more households ahead—patterns that typically expand the renter pool and support occupancy stability.
The ownership landscape shows elevated home value-to-income positioning relative to national norms, which reinforces reliance on multifamily housing and can aid pricing power. Rent-to-income levels indicate manageable affordability pressure, supportive of renewals. Key underwriting considerations include below-median school ratings and safety metrics that trail national averages, which argue for thoughtful security, lighting, and resident-experience investments.
- Neighborhood occupancy above metro median supports leasing stability
- Employer proximity (energy and power corporates) underpins demand and retention
- Household growth within 3 miles expands the renter pool and supports absorption
- Elevated ownership costs vs. incomes sustain rental reliance and pricing power
- Risks: safety metrics below national norms and lower school ratings require proactive operations