| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 49th | Good |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6200 Rumford Ln, Houston, TX, 77084, US |
| Region / Metro | Houston |
| Year of Construction | 1982 |
| Units | 44 |
| Transaction Date | 2014-12-15 |
| Transaction Price | $2,742,500 |
| Buyer | LANGHAM CREEK APARTMENTS LLC |
| Seller | LANGCREEK LP |
6200 Rumford Ln Houston Multifamily Value-Add Opportunity
Positioned in a suburban pocket of Harris County, the property benefits from high neighborhood occupancy and steady renter demand, according to WDSuite’s CRE market data. The scale and unit sizes support durable operations with potential to enhance performance through targeted upgrades.
This suburban Houston location is competitive among the 1,491 metro neighborhoods on overall amenities, providing everyday convenience without the premiums of core submarkets. Grocery and pharmacy access track above national medians, while restaurants are adequately represented; cafes and parks are limited, which suggests resident demand concentrates on pragmatic retail and services rather than lifestyle offerings.
Neighborhood occupancy is strong and has trended upward over the past five years, supporting income stability for well-managed assets. Median asking rents in the area rank in the top quintile nationally, indicating pricing power for renovated product, yet rent-to-income levels remain manageable for many households—helpful for retention and lease management.
Vintage context matters: the asset’s 1982 construction is older than the neighborhood’s average stock (mid‑1990s). For investors, this points to capital planning and value‑add opportunities—modernizing interiors, systems, and curb appeal to compete effectively against younger properties while capturing a rent spread.
Within a 3‑mile radius, demographic data show modest recent population growth and a larger increase in household counts, expanding the local renter pool. Forecasts point to additional household growth through 2028, which, combined with a balanced ownership market, supports depth of demand for multifamily. These dynamics align with stable occupancy and reinforce the case for targeted renovations rather than wholesale repositioning.
Safety conditions are mixed relative to broader benchmarks. Compared with the 1,491 neighborhoods across the Houston–The Woodlands–Sugar Land metro, crime levels sit above the metro median, while national percentiles indicate the area is less safe than typical U.S. neighborhoods. Recent year data show property and violent offenses moved higher, underscoring the importance of standard security measures, lighting, and site management to support resident retention.
Investors should calibrate underwriting to local trends rather than block‑level assumptions, monitoring trajectory and mitigation efforts. Pairing community standards with routine surveillance and partnerships with local resources can help sustain leasing performance even as regional conditions evolve.
Nearby corporate offices create a diversified employment base that supports renter demand and commute convenience, particularly across energy, industrial technology, food distribution, and utilities. Key employers within a short drive are listed below.
- Emerson Process Management — industrial automation corporate offices (5.4 miles)
- ConocoPhillips — energy corporate offices (5.5 miles) — HQ
- Enterprise Products — midstream energy corporate offices (5.9 miles)
- Sysco — food distribution corporate offices (7.4 miles) — HQ
- CenterPoint Energy — utilities corporate offices (8.2 miles)
The 44‑unit property at 6200 Rumford Ln combines stable neighborhood fundamentals with clear renovation upside. Based on commercial real estate analysis from WDSuite, the surrounding area maintains high occupancy and rents that perform well versus national benchmarks, yet rent‑to‑income levels suggest room for thoughtfully priced improvements. The 1982 vintage is older than the local average, creating a straightforward value‑add path through unit modernization, system upgrades, and exterior refreshes to capture a rent premium while supporting retention.
Within a 3‑mile radius, household counts have been increasing and are projected to continue rising through 2028, pointing to a larger tenant base over time. Proximity to a diversified set of corporate offices deepens commuter demand, while balanced ownership costs in the area tend to sustain reliance on rental housing. Taken together, these factors support an underwriting case centered on operational consistency with targeted capex to enhance competitive positioning.
- High neighborhood occupancy and competitive rent performance support income stability
- 1982 vintage provides value‑add potential via interior upgrades and system modernization
- Expanding 3‑mile household base and nearby employers bolster depth of renter demand
- Manageable rent‑to‑income levels aid retention and pricing discipline
- Risks: rising regional offense rates and limited lifestyle amenities require prudent security and amenity strategy