| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Poor |
| Demographics | 39th | Fair |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4515 Oxford St, Houston, TX, 77022, US |
| Region / Metro | Houston |
| Year of Construction | 1972 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4515 Oxford St, Houston Multifamily Value-Add Position
Investor focus: neighborhood occupancy trends sit below the metro median while the local renter-occupied share provides a defined tenant base, according to WDSuite’s CRE market data. This positioning favors hands-on operations and targeted improvements over passive income expectations.
Located in an Inner Suburb of Houston, the property sits in a neighborhood with a C- rating among 1,491 metro neighborhoods, signaling mixed fundamentals that call for disciplined underwriting. Parks are a relative strength — park access ranks 42 out of 1,491 locally and is top quartile nationally — which can bolster livability for residents even as other amenities are thinner nearby.
Amenity density for daily needs is limited in the immediate neighborhood (few grocery, pharmacy, cafe, and restaurant options), so residents may rely on short drives for errands. Average school ratings trend below national medians, which can moderate demand from households prioritizing top-rated schools but still support workforce housing strategies.
Vintage context matters: the building was constructed in 1972, newer than the area’s average vintage (1962). Systems are still decades old, so investors should plan for selective capital expenditures and consider value-add renovations to improve competitiveness versus newer stock while leveraging lower basis costs.
Tenure and demand: the neighborhood’s share of housing units that are renter-occupied supports a stable, if modest, tenant base, while broader 3-mile demographics show a large population with households expanding and smaller average household sizes over time. This combination points to gradual renter pool expansion and supports occupancy stability when operations and pricing are aligned to local incomes. In this context, median neighborhood rents sit near the national mid-range, and elevated home values are not a defining pressure point, implying balanced pricing power rather than outsized rent growth — a dynamic consistent with careful multifamily property research.
Safety should be evaluated prudently. Compared with other Houston-The Woodlands-Sugar Land neighborhoods, crime conditions rank 986 out of 1,491 — below the metro median — and safety levels are weaker than national norms. Recent year-over-year estimates indicate increases in both property and violent offenses, so underwriting should incorporate security, lighting, and resident engagement plans alongside insurance and loss assumptions.
For investors, framing this comparatively helps: the area is not in the top quartile nationally for safety and trails many Houston peers. Operators who implement on-site measures and community partnerships often mitigate day-to-day risks and improve resident retention, but assumptions should remain conservative.
Nearby energy and power employers provide broad white- and blue-collar employment, supporting workforce housing demand and commute convenience for residents. The following corporate offices within roughly 4–5 miles are most relevant to tenant demand and retention:
- ExxonMobil - Brookhollow Campus — energy (3.95 miles)
- Baker Hughes — oil & gas services (4.79 miles) — HQ
- Calpine — power generation (5.07 miles) — HQ
- Eog Resources — oil & gas (5.14 miles) — HQ
- NRG Energy — power & utilities (5.16 miles)
4515 Oxford St offers a value-add entry point in an Inner Suburb location where neighborhood occupancy trends are below the metro median, suggesting room for operational upside with disciplined leasing and expense control. Built in 1972, the asset is newer than the area’s average vintage yet still benefits from targeted renovations and system updates to sharpen its competitive position. Within a 3-mile radius, household counts are expanding and average household size is drifting lower, pointing to a larger tenant base over time; proximity to major energy employers further supports demand stability. According to CRE market data from WDSuite, local rents track around mid-range levels nationally while ownership costs are relatively accessible, implying balanced pricing power rather than outsized rent growth.
Key considerations include thoughtful capital planning, on-site safety measures aligned to neighborhood context, and suburban-style amenity solutions to offset thinner retail services nearby. For long-term owners, this combination can support steady occupancy and incremental NOI growth when paired with value-focused renovations and attentive management.
- Value-add potential: 1972 construction supports renovation scope for unit interiors and systems
- Demand drivers: expanding households within 3 miles and proximity to major energy employers
- Balanced pricing power: mid-range rents and accessible ownership costs favor retention-focused strategies
- Operations focus: neighborhood occupancy below metro median suggests upside with leasing discipline
- Risks: weaker safety metrics and limited immediate amenities warrant conservative underwriting and on-site improvements