| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Good |
| Demographics | 72nd | Best |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6041 Winsome Ln, Houston, TX, 77057, US |
| Region / Metro | Houston |
| Year of Construction | 1973 |
| Units | 109 |
| Transaction Date | 2019-02-26 |
| Transaction Price | $7,000,000 |
| Buyer | RH BELLA BELLO DE LLC |
| Seller | VC MONTEBELLO LLC |
6041 Winsome Ln, Houston Multifamily Investment
Amenity density and a deep renter base support demand even as neighborhood occupancy trends sit below the metro, according to WDSuite’s CRE market data.
Located in Houston’s Urban Core, the property is surrounded by a highly amenitized environment: restaurants, grocery stores, pharmacies, and cafes place the neighborhood in the top tier nationally for daily conveniences, which tends to support leasing velocity and resident retention. Park access is comparatively limited, so on-site open space and nearby private amenities can matter for competitiveness.
At the neighborhood level, occupancy runs below the metro median, suggesting more competitive lease-ups and the need for disciplined concession strategy. However, renter concentration is very high — roughly four out of five housing units are renter-occupied — indicating a deep tenant base and sustained multifamily demand.
The asset’s 1973 vintage is slightly newer than the neighborhood’s older housing stock (average late-1960s). Investors should plan for ongoing capital expenditures typical of 1970s construction, while evaluating value-add potential through unit modernization and building systems updates to maintain pricing power versus aging comparables.
Within a 3-mile radius, demographics point to a growing renter pool: population and households have expanded over the past five years and are projected to continue rising, with average household size trending modestly lower. This favors smaller-format units and supports occupancy stability over time. Neighborhood rents are above the national median, while home values and the value-to-income ratio are elevated for the area; together, these dynamics reinforce reliance on multifamily housing and can underpin renewal rates and pricing discipline.
Relative to both the Houston metro and the nation, the neighborhood scores in a lower safety tier. It ranks 1,172 out of 1,491 metro neighborhoods and sits in a low national percentile, indicating higher reported crime levels than many peer areas. For investors, this typically necessitates attention to security measures, lighting, and property operations to support resident confidence and retention.
Recent year-over-year trends indicate elevated property and violent offense rates locally. Underwriting should incorporate prudent assumptions around insurance, security, and potential operating costs, while weighing the location’s amenity access and employment base as offsetting demand drivers.
Proximity to major corporate offices supports a steady workforce renter base and commute convenience, led by energy and professional services anchors including Quanta Services, Apache, Prudential, Occidental, and Phillips 66.
- Quanta Services — engineering & infrastructure (1.6 miles) — HQ
- Apache — energy (1.6 miles) — HQ
- Prudential — financial services (2.5 miles)
- Occidental — energy (3.3 miles)
- Phillips 66 — energy (4.5 miles) — HQ
6041 Winsome Ln offers exposure to a renter-driven Urban Core pocket where amenity density and corporate employment help sustain demand, while neighborhood occupancy trends suggest disciplined leasing and asset management. Based on commercial real estate analysis from WDSuite, elevated ownership costs nearby and rents above the national median reinforce renter reliance on multifamily housing, supporting retention and pricing power when paired with thoughtful renovations.
Built in 1973, the property may benefit from targeted value-add — interior upgrades and systems modernization — to compete against older stock and capture rent premiums. Within a 3-mile radius, population and household growth, coupled with shrinking average household size, point to a larger tenant base over time, which can help stabilize occupancy despite local safety and operating cost considerations.
- Amenity-rich Urban Core location supports leasing velocity and renewals.
- High neighborhood renter concentration provides depth of tenant demand.
- 1973 vintage offers value-add potential via unit and systems upgrades.
- Growing 3-mile population and households expand the renter pool.
- Risks: below-metro safety ranking and softer neighborhood occupancy require prudent underwriting and active operations.