| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Poor |
| Demographics | 16th | Poor |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2606 Beatty St, Houston, TX, 77023, US |
| Region / Metro | Houston |
| Year of Construction | 1977 |
| Units | 78 |
| Transaction Date | 2006-02-14 |
| Transaction Price | $2,114,000 |
| Buyer | GREENWADE GEOFFREY D |
| Seller | VICTORY ART LLC |
2606 Beatty St, Houston Workforce Multifamily Investment
Renter demand is supported by a high neighborhood renter concentration and strong everyday convenience from abundant groceries and park access, according to WDSuite’s CRE market data. Investors should underwrite toward leasing execution and value-add positioning to differentiate in a submarket where occupancy trails metro norms.
This Inner Suburb location balances daily convenience with measured growth prospects. Grocery and park access index well versus U.S. neighborhoods (high national percentiles), while cafes and pharmacies are relatively sparse. Within the Houston-The Woodlands-Sugar Land metro (1,491 neighborhoods), the amenity profile is competitive among Houston neighborhoods rather than top-tier, which suits workforce housing positioning.
The neighborhood’s occupancy runs below metro averages (ranked in the lower half of the 1,491-neighborhood Houston metro), so lease-up and retention strategy matter. Countering that, the share of renter-occupied housing is competitive among Houston neighborhoods and in the top quartile nationally, signaling a deep tenant base that can support stable absorption for well-managed assets.
Property vintage is 1977, newer than the neighborhood’s average housing stock from the mid-1960s. That typically improves relative competitiveness versus older nearby inventory, though investors should anticipate selective system upgrades or modernization to maintain positioning.
Demographic statistics aggregated within a 3-mile radius show population edging down while total households have increased and average household size has fallen. For multifamily, a growing count of smaller households implies a larger tenant base for studios and one-bedrooms and supports occupancy stability when paired with pragmatic pricing.
Home values in the surrounding area are lower than many large-metro submarkets, which can introduce some competition from ownership. Still, rent levels and rent-to-income dynamics indicate that professionally managed apartments providing convenience and maintenance certainty can retain residents, with pricing power tied to unit quality and on-site services rather than premiums alone.
Safety metrics for this neighborhood trend below national benchmarks, with crime ranking in the weaker half among 1,491 Houston metro neighborhoods. Compared with neighborhoods nationwide, the area sits in lower safety percentiles, so investors typically prioritize lighting, access control, and visibility measures to support resident comfort and retention.
Recent year-over-year readings indicate elevated property and violent offense rates locally, based on WDSuite’s CRE market data. Underwriting commonly incorporates security CapEx, partnerships with local patrol options, and resident engagement to manage perception and actual risk over the hold period.
Proximity to Downtown Houston’s energy and utilities corridor anchors the renter pool with short commutes to Waste Management, CenterPoint Energy, Kinder Morgan, Calpine, and Enterprise Products Partners—supporting leasing stability for workforce housing.
- Waste Management — environmental services (4.5 miles) — HQ
- Centerpoint Energy — utilities (4.7 miles) — HQ
- Kinder Morgan — energy infrastructure (4.7 miles) — HQ
- Calpine — power generation (4.8 miles) — HQ
- Enterprise Products Partners — midstream energy (4.8 miles) — HQ
2606 Beatty St is a 1977-vintage, 78-unit workforce asset positioned near a deep employment base and everyday amenities. The surrounding neighborhood shows below-metro occupancy, but a high share of renter-occupied housing and strong grocery/park access create a durable demand backdrop for well-managed units. According to CRE market data from WDSuite, rents in the area have trended upward alongside income gains within a 3-mile radius, while shrinking household sizes point to a growing pool of smaller households—favorable for compact floor plans.
Relative to older 1960s-era stock nearby, the property’s vintage supports competitive positioning, with potential value-add through targeted interior updates, curb appeal, and security enhancements. Investors should calibrate underwriting for leasing execution, safety-related CapEx, and a rent strategy that emphasizes livability and maintenance certainty over premiums alone.
- Renter demand depth supported by high neighborhood renter concentration and strong everyday convenience
- 1977 vintage offers competitive edge versus older local stock with value-add potential
- Proximity to major downtown employers supports leasing stability and retention
- Pricing strategy can leverage rent growth and smaller-household trends within a 3-mile radius
- Risks: below-metro occupancy and lower safety percentiles call for focused leasing and security CapEx