| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 31st | Poor |
| Demographics | 23rd | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4422 Weaver Rd, Houston, TX, 77016, US |
| Region / Metro | Houston |
| Year of Construction | 1976 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4422 Weaver Rd Houston Multifamily Investment
Steady renter demand and value-add positioning stand out for this 64-unit 1976 asset, according to WDSuite’s CRE market data. Neighborhood services are limited, but pricing remains competitive for workforce tenants, supporting leasing durability.
Livability is driven more by commuter access to central Houston employers than by neighborhood amenities. Amenity density ranks near the bottom among 1,491 metro neighborhoods, so on-site improvements and resident services can meaningfully differentiate the asset.
Rents in the surrounding area sit in the mid range for the metro, with neighborhood median contract rent tracking closer to national middle tiers and rising over the past five years. Neighborhood occupancy is below metro averages, which places a premium on property-level operations and unit finishes to capture demand.
Within a 3-mile radius, households have expanded over the last five years and are projected to continue increasing, while average household size trends smaller. This combination points to a larger tenant base and ongoing need for rental housing. The renter-occupied share within that radius is close to half today and is expected to edge higher, reinforcing depth of demand for multifamily.
Home values in the immediate area are relatively low compared with many Houston submarkets, which can create competition from entry-level ownership. For multifamily owners, this typically shifts emphasis to value, resident experience, and convenience to maintain retention and pricing power.
Safety indicators for the neighborhood are weaker than both metro and national benchmarks. Crime ranks in the lower tier among 1,491 Houston-area neighborhoods, and national percentiles indicate elevated property and violent offense rates compared with neighborhoods nationwide. Conditions can vary by block and over time, so investors typically account for this with security measures, lighting, and resident engagement to support retention and leasing.
Proximity to Downtown/Midtown energy and utilities headquarters supports a sizable commuter renter base and reduces friction for weekday travel. The employers below reflect nearby corporate offices that underpin workforce housing demand for this location.
- Calpine — energy (5.5 miles) — HQ
- NRG Energy — energy (5.8 miles)
- Targa Resources — midstream energy (5.8 miles) — HQ
- Kinder Morgan — pipelines & terminals (5.8 miles) — HQ
- EOG Resources — exploration & production (5.9 miles) — HQ
Built in 1976, the property is slightly newer than much of the surrounding housing stock, suggesting typical 1970s systems and interiors with clear value-add pathways. Neighborhood occupancy trends sit below metro averages, so execution around renovations, marketing, and management should be the primary lever to stabilize and grow NOI. At the same time, household growth and a rising renter share within a 3-mile radius expand the tenant pool and support leasing.
Rents in the area remain relatively attainable for workforce households, and according to CRE market data from WDSuite, rent levels have trended upward alongside notable income gains in the broader 3-mile trade area. This context can support retention and measured pricing power when paired with targeted upgrades and curb appeal, while acknowledging competition from lower-cost ownership options nearby.
- 1976 vintage with clear renovation and systems-upgrade potential to drive NOI
- Expanding 3-mile household base and rising renter share support tenant demand and occupancy stability
- Workforce-oriented rents with upward trajectory enable strategic, phased value-add pricing
- Nearby energy and utilities headquarters underpin a steady commuter renter pool
- Risks: below-metro neighborhood occupancy and weaker safety metrics require strong operations and security planning