| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Poor |
| Demographics | 14th | Poor |
| Amenities | 14th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3300 Lyons Ave, Houston, TX, 77020, US |
| Region / Metro | Houston |
| Year of Construction | 1998 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3300 Lyons Ave Houston Multifamily Investment
Proximity to Downtown Houston employers and a renter-leaning neighborhood underpin demand, supported by commercial real estate analysis from WDSuite. The asset’s scale suits professional management while targeting workforce renters seeking commute convenience.
Located in Houston’s Inner Suburb fabric, the property benefits from access to Downtown’s job base while serving a primarily workforce renter pool. Neighborhood occupancy is 86.4% (neighborhood-level, not property-specific) according to WDSuite’s CRE market data, indicating leasing conditions that reward hands-on management and targeted retention strategies.
Renter-occupied housing accounts for 52.5% of neighborhood units, a high renter concentration (90th percentile nationally) that signals a deep tenant base for multifamily operators. Median contract rents in the neighborhood sit in a lower national percentile, positioning value-oriented units competitively for lease-up and renewal strategies, while maintaining attention to rent-to-income balance.
Amenity access is mixed: grocery presence is strong (high national percentile for grocery density), whereas cafes, restaurants, parks, and pharmacies are limited locally. For investors, this suggests residents rely on core daily-needs retail close by and travel slightly farther for lifestyle amenities — a common trade-off in workforce submarkets near CBD employment.
Demographic indicators within a 3-mile radius show a growing renter pool: households increased in recent years and are projected to expand further, while average household size is expected to trend smaller by 2028. This combination typically supports steady leasing velocity for well-managed Class B assets and can favor unit mixes that balance 1–2 bedrooms with pragmatic finishes.
Safety benchmarks indicate the neighborhood compares weaker than many parts of the metro and nation. Based on WDSuite’s CRE market data, the neighborhood’s crime rank places it in the lower tier among 1,491 Houston-area neighborhoods and in a low national safety percentile, signaling elevated incident exposure relative to U.S. neighborhoods overall.
Investors typically account for this with enhanced onsite management, lighting, and access controls, and by emphasizing tenant screening and community standards. Monitoring trend direction at the neighborhood level and coordinating with local initiatives can help support retention and property performance over time.
A dense cluster of downtown energy and utilities corporate offices supports a sizable workforce within a short commute, reinforcing renter demand for well-located multifamily. The nearby base includes Calpine, Waste Management, NRG Energy, Kinder Morgan, and Targa Resources.
- Calpine — energy (1.9 miles) — HQ
- Waste Management — waste services (2.1 miles) — HQ
- NRG Energy — energy (2.2 miles)
- Kinder Morgan — midstream energy (2.2 miles) — HQ
- Targa Resources — midstream energy (2.2 miles) — HQ
This 24-unit, 1998-vintage asset offers workforce-oriented exposure minutes from Downtown Houston’s employer core. Relative to nearby housing stock that skews older, the property’s newer vintage can be competitively positioned with targeted refreshes to kitchens, baths, and building systems to drive rentability while managing capital outlays. According to CRE market data from WDSuite, neighborhood occupancy sits in the mid-80s, suggesting value-add execution and attentive leasing can materially influence performance.
Within a 3-mile radius, recent and projected increases in household counts alongside a trend toward smaller household sizes point to a larger tenant base for 1–2 bedroom product. Strong grocery access, a high share of renter-occupied units at the neighborhood level, and short commutes to major employers support leasing fundamentals, while investors should underwrite for security measures and amenity-light blocks that may affect lifestyle appeal and concessions.
- Workforce demand drivers: high neighborhood renter concentration and downtown-adjacent job access
- 1998 construction provides a relative edge versus older local stock, with selective modernization potential
- 3-mile radius shows household growth and smaller household sizes, expanding the renter pool
- Strong daily-needs retail (grocery) nearby supports resident convenience and retention
- Risks: lower comparative safety metrics and limited lifestyle amenities may require security investment and active leasing management