| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 16th | Poor |
| Amenities | 53rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5454 W Gulf Bank Rd, Houston, TX, 77088, US |
| Region / Metro | Houston |
| Year of Construction | 1980 |
| Units | 115 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5454 W Gulf Bank Rd Houston Multifamily Investment
Neighborhood occupancy trends are stable in the low-90s, supporting cash flow durability according to WDSuite s CRE market data, with renter demand reinforced by nearby employment nodes and a high-cost ownership context.
This Inner Suburb location in northwest Houston offers practical renter appeal: grocery and pharmacy access score above national norms, while cafes and park access are thinner. School ratings are not uniformly reported, so investors typically underwrite to convenience and commute rather than school-driven premiums. Rents in the neighborhood have risen materially over the last five years, and occupancy sits around the national middle, indicating steady—if not outsized—leasing velocity based on CRE market data from WDSuite.
Vintage is a consideration: the property was built in 1980, older than the neighborhood s average construction year of 1993. For investors, that typically means allocating capital to exterior, systems, and interior refresh programs—creating value-add upside if renovations lift unit quality relative to 1990s stock while managing near-term CapEx.
Tenure data indicates a meaningful renter base. Roughly 44% of housing units in the neighborhood are renter-occupied (above most U.S. neighborhoods), which supports depth of demand for multifamily product and can aid occupancy stability. Within a 3-mile radius, the population has inched up in recent years and household counts have increased, with forecasts calling for further population growth and a notable expansion in households by mid-decade. This points to a larger tenant base over time and supports absorption for well-priced, renovated units.
Homeownership costs are comparatively elevated relative to local incomes (high national percentile for value-to-income), which tends to sustain reliance on rentals. At the same time, rent-to-income levels in the neighborhood signal some affordability pressure; prudent lease management and amenity-driven retention strategies are advisable to support pricing power without undue turnover risk.
Safety indicators here are mixed. The neighborhood sits around the metro middle when ranked against 1,491 Houston-area neighborhoods, and it tracks below the national median for safety (lower national percentile). For underwriting, that typically suggests emphasizing on-site lighting, access control, and resident engagement to support retention.
Recent one-year estimates show increases in both violent and property offense rates compared with the prior year. While block-level outcomes vary, investors commonly budget for security-forward operations and partner with local resources to monitor trends over the hold period.
Nearby corporate offices provide a broad employment base that supports renter demand and commute convenience, including Emerson Process Management, ExxonMobil s Brookhollow campus, Enterprise Products, CenterPoint Energy, and Wells Fargo Advisors.
- Emerson Process Management industrial automation (5.0 miles)
- ExxonMobil - Brookhollow Campus energy offices (5.2 miles)
- Enterprise Products midstream energy (5.4 miles)
- Centerpoint Energy utilities (6.0 miles)
- Wells Fargo Advisors financial services (7.7 miles)
5454 W Gulf Bank Rd offers a scale multifamily asset (115 units) in a renter-heavy Houston neighborhood where occupancy trends are steady and homeownership costs remain relatively high versus incomes—factors that support sustained renter reliance. According to CRE market data from WDSuite, the area s renter concentration is above most U.S. neighborhoods, and neighborhood occupancy remains stable near the low-90s, indicating durable baseline demand.
Constructed in 1980, the property is older than the local average vintage, pointing to clear value-add potential through targeted CapEx and interior modernization to compete with 1990s stock. Within a 3-mile radius, household counts have grown and are projected to expand further, signaling a larger tenant base and continued absorption for appropriately positioned units. Investors should balance this with lease management that accounts for affordability pressure to protect retention and collections across cycles.
- Stable neighborhood occupancy and above-average renter-occupied share support demand depth
- 1980 vintage provides clear value-add and CapEx-driven repositioning opportunities
- Expanding 3-mile household base points to a growing tenant pool and absorption support
- Proximity to diversified employers underpins leasing and commute convenience
- Risks: below-national-median safety metrics and rent-to-income pressure require prudent operations