| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 30th | Fair |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7058 W Gulf Bank Rd, Houston, TX, 77040, US |
| Region / Metro | Houston |
| Year of Construction | 1984 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7058 W Gulf Bank Rd Houston Multifamily Investment
Neighborhood occupancy is holding in the mid-90s, supporting income stability for well-run assets, according to WDSuite’s CRE market data. Positioned in an inner-suburban pocket of Houston, the property taps steady renter demand with room for value-add execution.
This inner-suburban Houston location offers practical livability drivers for workforce households. Neighborhood occupancy is 95.7% — competitive among Houston neighborhoods (ranked 471 of 1,491) and in the top quartile nationally — which supports leasing stability and limits prolonged vacancy risk for comparable multifamily assets, based on CRE market data from WDSuite.
Daily-needs access is a relative strength: grocery and restaurant density sit around the 70th–72nd national percentiles, while cafes, parks, childcare, and pharmacies are sparse within the neighborhood footprint (ranks near the bottom among the 1,491 Houston metro neighborhoods). This mix points to car-oriented convenience rather than lifestyle amenities, which can still support retention for price-sensitive renter segments.
Schools average roughly 3.0 out of 5 and trend above the national median (61st percentile), an attribute that can matter for two-bedroom demand and longer tenures. Median neighborhood contract rents benchmark in the upper-third nationally (78th percentile), reinforcing achievable positioning for renovated units while keeping an eye on rent-to-income dynamics (the local rent-to-income ratio is 0.26, indicating moderate affordability pressure to manage during renewals).
Within a 3-mile radius, demographics indicate a broad renter pool: renter-occupied housing units account for roughly half of tenure (about 51.6%), and both population and households have grown, with forecasts pointing to additional population growth and a meaningful increase in households by 2028. This suggests a larger tenant base and supports occupancy stability for well-located multifamily.
Home values in the neighborhood trend below the national median (31st percentile), implying a more accessible ownership market compared with high-cost metros. For investors, that can mean some competition from entry-level ownership; however, it also supports steady rental demand among households prioritizing flexibility or down-payment constraints.
Safety metrics for the neighborhood are weaker than national and metro benchmarks, and investors should underwrite accordingly. Overall crime ranks 895 out of 1,491 Houston metro neighborhoods, placing the area below the metro median and in lower national percentiles (less favorable). Violent and property offense indicators also sit in lower national percentiles, with recent year-over-year increases reported by WDSuite’s data.
In practice, this profile warrants pragmatic measures: emphasize on-site security protocols, lighting, access control, and resident engagement; reflect risk in insurance assumptions and renewal strategies; and lean on unit and common-area upgrades that enhance perceived safety and drive retention.
The location sits near a diversified employment base spanning energy, industrial technology, and financial services — a mix that supports renter demand via short commutes and workforce stability. Key nearby employers include Emerson Process Management, Enterprise Products, CenterPoint Energy, ExxonMobil (Brookhollow), and Wells Fargo Advisors.
- Emerson Process Management — industrial automation (3.3 miles)
- Enterprise Products — midstream energy (4.1 miles)
- Centerpoint Energy — utilities (5.3 miles)
- ExxonMobil - Brookhollow Campus — energy offices (5.3 miles)
- Wells Fargo Advisors — financial services (6.8 miles)
7058 W Gulf Bank Rd is a 48-unit, 1984-vintage asset positioned in an inner-suburban Houston neighborhood where occupancy is competitive locally and top quartile nationally, supporting income durability for stabilized operations. Median rents in the area benchmark in the upper-third nationwide, creating headroom for targeted renovations while keeping an eye on renewal strategies and rent-to-income management, according to CRE market data from WDSuite.
Within a 3-mile radius, a sizable renter base (about half of units renter-occupied) and projected population and household growth point to a larger tenant pool over the next few years. The 1984 vintage suggests room for value-add via interiors, common areas, and systems upgrades to improve competitive positioning versus newer stock, while underwriting for pragmatic capex and operating controls given the neighborhood’s weaker safety readings and limited lifestyle amenities.
- Competitive neighborhood occupancy supports stable leasing and collections
- Upper-third rent positioning enables renovation-driven revenue upside
- 3-mile renter concentration and forecast growth expand the tenant base
- 1984 vintage offers clear value-add and systems modernization pathways
- Risks: below-median safety metrics and limited lifestyle amenities require tighter operations and capex discipline