| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Good |
| Demographics | 18th | Poor |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 413 Little York Rd, Houston, TX, 77076, US |
| Region / Metro | Houston |
| Year of Construction | 2013 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
413 Little York Rd Houston 20-Unit Multifamily Opportunity
Neighborhood occupancy signals strong renter stickiness, according to CRE market data from WDSuite, though investors should underwrite to submarket dynamics rather than assume property-level performance. Proximity to major energy employers supports demand durability for a 2013-vintage asset in Houston’s inner suburb fabric.
The property sits in an Inner Suburb pocket of Houston with a neighborhood rating of C among 1,491 metro neighborhoods. Local occupancy is reported at 100% for the neighborhood (ranked 1st of 1,491), indicating exceptionally tight conditions at the neighborhood level; investors should validate this against comparable assets and lease trade-outs nearby. The neighborhood’s renter concentration is in the low- to mid-40% range by share of housing units, suggesting a meaningful tenant base that can support leasing depth without being solely renter-driven.
Livability drivers are mixed but serviceable for workforce housing. Grocery access sits above the national median (68th percentile), restaurants are in the top quartile nationally (75th percentile), and park access is also top quartile (83rd percentile). Average school ratings trend below national median (around the 37th percentile), which may influence family-oriented demand positioning and leasing strategy.
Within a 3-mile radius, households increased modestly over the past five years while population edged down, pointing to smaller household sizes and a stable-to-expanding renter pool. Projections indicate a notable increase in households through the forecast period, which can broaden the tenant base and support occupancy stability if supply growth remains measured. Median contract rents in the 3-mile radius have risen over the last five years, and rent-to-income metrics at the neighborhood level indicate some affordability pressure; prudent lease management and renewal strategies can help sustain retention.
Relative to the area’s older housing stock (average vintage late 1960s across the metro’s neighborhoods), this asset’s 2013 construction is newer than typical nearby inventory. That positioning can reduce near-term capital exposure versus older comparables while remaining competitive on finishes; investors can still evaluate targeted upgrades for modernization and rent positioning.
Home values in the neighborhood sit near the lower quintiles nationally, which may present more accessible ownership options for some households. For multifamily investors, this dynamic can temper pricing power yet still support steady rental demand where quality, convenience to employment, and unit size differentiate the asset.
Safety indicators for the neighborhood trend weaker than both metro and national benchmarks. The neighborhood ranks in the lower tier for crime among 1,491 Houston-area neighborhoods and sits in low national percentiles for safety, signaling elevated incident rates compared with many U.S. neighborhoods. Recent year-over-year changes also point to an uptick in estimated offense rates. Investors should assess property-level security, lighting, and management practices, and compare against nearby blocks and submarkets to calibrate underwriting.
Framing this comparatively is important: while the broader Houston region spans a wide range of outcomes, this immediate neighborhood’s safety profile is below metro averages. Monitoring trend direction, coordinating with local resources, and implementing standard multifamily safety measures can help support tenant retention and leasing stability.
Nearby energy and power corporate offices anchor a sizable employment base that supports workforce housing demand and commute convenience for renters, including Halliburton, ExxonMobil’s Brookhollow campus, Calpine, Baker Hughes, and NRG Energy.
- Halliburton — energy services (5.0 miles) — HQ
- ExxonMobil - Brookhollow Campus — energy (6.2 miles)
- Calpine — power generation (7.6 miles) — HQ
- Baker Hughes — energy technology (7.6 miles) — HQ
- NRG Energy — power & retail energy (7.7 miles)
Built in 2013 with 20 units, the property offers a newer-vintage alternative to much of the surrounding housing stock, which skews older across Houston’s inner suburbs. Tight neighborhood occupancy and proximity to major energy employers support demand resilience, while larger average unit sizes create differentiation for households seeking space. According to CRE market data from WDSuite, local amenities such as groceries, restaurants, and parks compare favorably to national medians, which can aid retention even as school quality trends lower.
Investor focus should center on balancing demand strengths with prudent risk controls. Neighborhood-level safety scores trend weaker versus metro norms, and relatively accessible ownership costs in the area can cap pricing power. Underwriting that emphasizes security investments, tenant quality, and thoughtful renovations can help capture steady cash flow while maintaining competitive positioning against both older rentals and entry-level ownership options.
- 2013 construction competes well versus older neighborhood stock, reducing near-term capital exposure
- Tight neighborhood occupancy and nearby energy employers support leasing stability
- Favorable access to groceries, restaurants, and parks aids retention
- Larger average unit sizes offer differentiation for family and workforce renters
- Risks: below-average neighborhood safety and more accessible ownership may temper rent growth; active management and targeted upgrades recommended