| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 31st | Poor |
| Demographics | 23rd | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4525 Weaver Rd, Houston, TX, 77016, US |
| Region / Metro | Houston |
| Year of Construction | 1972 |
| Units | 22 |
| Transaction Date | 2009-12-11 |
| Transaction Price | $340,000 |
| Buyer | 87 PROPERTIES LP |
| Seller | PARKSTONE HOUSTON LLC |
4525 Weaver Rd, Houston TX — 22-Unit Multifamily Investment
Renter-occupied housing is meaningful in the immediate neighborhood, supporting a workable tenant base, according to WDSuite’s CRE market data, while overall occupancy trends run below metro norms and call for careful leasing execution.
Located in an inner-suburb pocket of Houston, the area presents basic housing fundamentals with modest rent levels and a workable renter base. Neighborhood median contract rents sit near the middle of national comparisons (48th percentile), signaling value-oriented positioning that can help support lease-up and retention when managed actively.
The property’s 1972 vintage is newer than the neighborhood’s older housing stock (average year built skews to 1960 across the metro comparison), which can offer a competitive edge versus aging assets nearby; investors should still underwrite modernization of systems and common areas typical for 1970s construction.
Within a 3-mile radius, population has grown and households have increased, with projections pointing to further household growth alongside smaller average household sizes. This trend expands the local renter pool over time and can support occupancy stability for well-managed workforce housing.
Neighborhood occupancy performance ranks in the lower tier relative to the Houston-The Woodlands-Sugar Land metro (1383 out of 1491 neighborhoods), so operators should plan for hands-on leasing and renewal strategies. Renter-occupied share at the neighborhood level is material (above many U.S. areas by percentile), indicating depth of demand, but limited amenity density nearby means on-site features and management quality carry extra weight in resident retention.
Home values in the immediate area are comparatively low in national terms, which can introduce competition from ownership options. For multifamily owners, this typically translates to a focus on value, predictable service, and flexible lease management to sustain occupancy and reduce turnover rather than outsized pricing power.
Safety indicators for the neighborhood track weaker than both metro and national benchmarks. Based on WDSuite’s data, the area ranks 1245 out of 1491 Houston metro neighborhoods on crime, placing it toward the higher-incident end, and national percentiles indicate comparatively lower safety levels. Conditions can vary block to block, but underwriting should account for enhanced security measures and resident engagement to support retention.
Investors should monitor local trendlines rather than single-year readings and consider property-level mitigants such as lighting, access control, and community standards when planning operations.
Energy and utilities corporate offices within roughly 6–7 miles provide a broad white-collar and technical employment base that underpins steady commuter demand for workforce and mid-tier apartments. The list below highlights nearby anchors relevant to renter demand and retention.
- Calpine — power generation (5.6 miles) — HQ
- NRG Energy — power & utilities (5.8 miles)
- Targa Resources — midstream energy (5.9 miles) — HQ
- Kinder Morgan — pipelines & energy infrastructure (5.9 miles) — HQ
- Eog Resources — exploration & production (6.0 miles) — HQ
This 22-unit asset targets a value-oriented renter base in an inner-suburb Houston location where rents benchmark near national mid-range levels, according to CRE market data from WDSuite. The 1972 vintage is relatively newer than much of the neighborhood’s older housing stock, suggesting a competitive position with potential to capture tenants seeking functional units at attainable price points, while budgeting for selective upgrades typical of 1970s construction.
Within a 3-mile radius, recent and projected increases in household counts, alongside smaller average household sizes, point to a gradually expanding renter pool that can support occupancy for well-operated properties. Offsetting considerations include neighborhood occupancy that trails metro peers, lower amenity density, and ownership alternatives supported by comparatively low home values—factors that place a premium on operational execution, value-forward unit finishes, and disciplined renewal strategies.
- Value positioning with rents near national mid-range supports leasing depth and renewal potential
- 1972 construction is newer than much local stock, with room for targeted modernization to enhance competitiveness
- 3-mile household growth and smaller household sizes expand the future renter pool and support occupancy stability
- Nearby energy and utilities employers broaden commuter demand within a short drive
- Risks: below-metro neighborhood occupancy, limited nearby amenities, and competition from relatively accessible ownership options