| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Fair |
| Demographics | 53rd | Good |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3805 Sherwood Ln, Houston, TX, 77092, US |
| Region / Metro | Houston |
| Year of Construction | 1975 |
| Units | 56 |
| Transaction Date | 2008-07-25 |
| Transaction Price | $1,604,100 |
| Buyer | FAMILY INVESTMENTS LLC |
| Seller | APEG SHERWOOD LLC |
3805 Sherwood Ln Houston Multifamily Investment
Workforce-oriented location with a deep renter base and proximity to major energy and finance employers, according to WDSuite s CRE market data. Neighborhood occupancy trends and tenant mix support steady leasing with room for value-add execution.
Situated in an Inner Suburb of Houston, the neighborhood carries a B rating and ranks 603 out of 1,491 metro neighborhoods above the metro median indicating broadly competitive fundamentals for multifamily investors. The area s renter-occupied share is 56.8%, signaling a sizable tenant pool and consistent demand for smaller units.
Daily-needs access is a relative strength: grocery density ranks 205 of 1,491 (89th percentile nationally), and childcare access ranks 44 of 1,491 (96th percentile), supporting family and workforce housing. Restaurant density is also solid (72nd percentile nationally), while cafes, parks, and pharmacies are limited within the immediate neighborhood, an operational consideration for resident convenience.
Neighborhood occupancy stands at 85.8% (ranked 1,237 of 1,491, below the metro median), which points to a competitive leasing environment where unit finishes, management, and pricing strategy matter. Median contract rents in the neighborhood benchmark in the lower half of the metro/nation, which can aid lease-up and retention but may temper near-term pricing power absent renovations.
Within a 3-mile radius, WDSuite data show population growth over the last five years with a projected 13.2% increase ahead, and households are expected to expand by roughly half again by the forecast period. That trajectory implies a larger tenant base and supports occupancy stability for well-positioned assets. Median household income in the 3-mile area is strong alongside rising median contract rents, suggesting room for value-add repositioning where finishes and amenities justify the premium.
Vintage context: the neighborhood s average construction year is 1971; this property s 1975 vintage is slightly newer than local stock. Investors should plan for aging systems and targeted modernization, with potential to improve competitive positioning versus older comparables.
Safety indicators sit below metro and national benchmarks. The neighborhood s overall crime rank is 985 out of 1,491 metro neighborhoods, placing it below the metro median. Nationally, safety percentiles trend in the lower ranges (e.g., around the 15th percentile for overall crime), indicating elevated incident rates relative to many U.S. neighborhoods.
For underwriting, this context typically warrants enhanced on-site management, access control, and lighting standards to support resident retention and leasing. Compare performance to similar Inner Suburb assets across Houston to calibrate expected marketing and security line items.
The location draws from a diversified employment base anchored by energy and financial services, supporting commute convenience and renter demand. Notable nearby employers include ExxonMobil, Prudential, Baker Hughes, Apache, and Wells Fargo Advisors.
- ExxonMobil - Brookhollow Campus energy offices (0.5 miles)
- Prudential financial services (4.0 miles)
- Baker Hughes energy services (4.8 miles) HQ
- Apache energy (4.8 miles) HQ
- Wells Fargo Advisors financial services (5.1 miles)
3805 Sherwood Ln offers scale at 56 units with a renter-heavy neighborhood (56.8% renter-occupied), positioned near major energy and finance employers that help sustain leasing velocity. Based on commercial real estate analysis from WDSuite, the neighborhood sits above the metro median overall, with strong access to groceries and childcare that complements workforce housing demand. The 1975 vintage suggests aging systems and value-add opportunity; thoughtful upgrades can differentiate against older nearby stock.
While neighborhood occupancy is below the metro median, 3-mile demographics point to population growth and a sizable increase in households over the forecast window, supporting a larger tenant base. Local home values are relatively accessible, which can create some competition with ownership; however, rising area incomes and rent benchmarks indicate potential to capture premium rents where renovations improve livability and management enhances resident experience.
- Diverse employment nodes nearby underpin demand and retention
- Renter concentration (56.8%) supports depth of the tenant pool
- 1975 vintage presents clear value-add and systems modernization angles
- Above-median neighborhood standing with strong grocery/childcare access
- Risk: below-metro occupancy and lower safety percentiles require active leasing and security strategy