| 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 | 1977 |
| Units | 63 |
| Transaction Date | 2010-09-01 |
| Transaction Price | $1,102,500 |
| Buyer | LTT HOUSTON ROYAL NORTH LLC |
| Seller | JAM REAL ESTATE INVESTORS LLC |
4422 Weaver Rd Houston Value-Add Multifamily Investment
Positioned in an inner-suburb pocket of Houston, the asset serves workforce renters where household growth nearby is expanding the tenant base; according to WDSuite’s CRE market data, neighborhood occupancy trends and rent levels suggest careful lease management can support stable operations.
Livability is driven more by proximity to broader Houston job centers than by on-block retail. WDSuite data indicates limited neighborhood amenity density, so residents typically access daily needs in adjacent corridors. For investors, this favors properties that provide on-site convenience features to support retention.
On performance signals, the neighborhood’s occupancy is reported at 80.7% (per WDSuite), which sits below many Houston sub-areas; underwriting should emphasize renewal execution and leasing velocity rather than aggressive rent trade-out assumptions. Median contract rents in the neighborhood are modest and have grown over the last five years, helping maintain a rent-to-income profile that supports collections management without leaning on outsized increases.
Tenure data shows 39.7% of housing units in the neighborhood are renter-occupied, while demographics aggregated within a 3-mile radius show a deeper renter pool today and a projected rise in renter-occupied share over the next five years. Household counts in that 3-mile radius have increased and are forecast to continue rising as average household size trends lower—both dynamics that expand the renter base and can support occupancy stability.
Vintage considerations matter: built in 1977, the property is newer than the neighborhood’s average 1960 stock. That positions it competitively versus older assets while still leaving room for targeted system upgrades and interior modernization to capture value-add upside. Home values in the neighborhood are comparatively low for the metro, which can introduce some competition from entry-level ownership; however, this also supports demand for more accessible rental options and measured pricing power when paired with disciplined operations and resident experience. This commercial real estate analysis points to a pragmatic, operations-first thesis focused on retention and incremental improvements.
Safety indicators for the neighborhood are weaker than many parts of the Houston metro and well below national norms, according to WDSuite. The area ranks in the lower tier among 1,491 metro neighborhoods, and national safety percentiles indicate comparatively higher incident rates.
Recent trend data also shows year-over-year increases in estimated violent and property incidents at the neighborhood level. Investors commonly address this with practical measures such as lighting, access control, and community standards, and by reflecting security-related operating costs and lease-up pace in underwriting.
Energy and infrastructure employers within a 5–7 mile commute anchor the area’s employment base, supporting workforce renter demand and weekday occupancy. Nearby offices include Calpine, NRG Energy, Targa Resources, Kinder Morgan, EOG Resources, and Waste Management.
- Calpine — power generation (5.5 miles) — HQ
- NRG Energy — power & utilities (5.7 miles)
- Targa Resources — midstream energy (5.8 miles) — HQ
- Kinder Morgan — pipelines & energy infrastructure (5.8 miles) — HQ
- Eog Resources — oil & gas (5.8 miles) — HQ
- Waste Management — environmental services (5.9 miles) — HQ
This 63-unit 1977 vintage asset offers a value-add path centered on operations and selective capital improvements. Within a neighborhood showing lower occupancy, the larger 3-mile radius exhibits ongoing population and household growth, with renter-occupied share expected to increase—signals that can support a deeper tenant base and steadier leasing. According to CRE market data from WDSuite, neighborhood rents remain comparatively modest relative to incomes, which can underpin collections while allowing for measured renovation premiums rather than outsized pushes.
The property’s vintage is newer than much of the surrounding housing stock, aiding competitive positioning versus older assets while still leaving room for modernization and energy-efficiency upgrades. Limited on-block amenities and below-average neighborhood safety argue for conservative lease-up assumptions and for budgeting resident-experience improvements that enhance retention.
- Growing 3-mile renter base and rising renter-occupied share support demand depth
- 1977 vintage newer than area average, enabling value-add and competitive positioning
- Modest neighborhood rent levels relative to incomes support collections and renewal strategy
- Proximity to major energy employers underpins weekday occupancy and retention
- Risks: lower neighborhood occupancy, limited amenities, and weaker safety metrics warrant conservative underwriting and security investment