| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 33rd | Poor |
| Demographics | 30th | Poor |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7637 Harwin Dr, Houston, TX, 77036, US |
| Region / Metro | Houston |
| Year of Construction | 1974 |
| Units | 63 |
| Transaction Date | 2016-04-21 |
| Transaction Price | $2,100,000 |
| Buyer | RR Apartments LLC |
| Seller | --- |
7637 Harwin Dr Houston Workforce Multifamily Opportunity
Renter-occupied share in the surrounding neighborhood is very high, supporting depth of tenant demand, while area occupancy trends run below the metro, according to WDSuite’s CRE market data.
Located in Houston’s Urban Core, the property sits in a neighborhood with a large renter base and everyday retail access. Neighborhood renter concentration ranks in the top quartile nationally, signaling a broad tenant pool for multifamily operators, while neighborhood occupancy is below the metro median — a cue for focused leasing and renewal strategies (metrics reflect the neighborhood, not the property).
Daily convenience is a relative strength: grocery access is competitive at the metro level and among the highest nationally, while restaurant density is above many peer areas. By contrast, cafés, parks, and pharmacies are less represented within the neighborhood boundary, so residents typically rely on nearby corridors for discretionary amenities.
The building’s 1974 vintage is slightly older than the neighborhood average year built. This points to practical capital planning — exterior, systems, and interiors may benefit from targeted value‑add to compete against newer stock, especially if repositioning toward durable workforce demand.
Within a 3‑mile radius, population has been broadly stable with households increasing and average household size edging down, indicating more households entering the market and a gradual renter pool expansion. Forward-looking estimates point to additional household growth over the next five years, which can support occupancy stability and leasing velocity for well-managed assets (based on CRE market data from WDSuite).
Ownership costs in the immediate neighborhood are comparatively accessible versus many U.S. markets, which can introduce some competition from entry-level ownership. For investors, this argues for product differentiation and service quality to preserve retention and pricing power rather than relying solely on cost advantage.
Neighborhood safety indicators track below both metro and national medians, placing the area in a lower national percentile for safety compared with U.S. neighborhoods. Recent year‑over‑year readings indicate increases in both property and violent offenses at the neighborhood level. Conditions can vary by street and over time, so operators typically emphasize lighting, access control, and coordination with local resources when planning onsite measures.
Proximity to West Houston’s energy and corporate services cluster supports workforce housing demand and commute convenience for residents. The nearby base includes energy headquarters, infrastructure contractors, and corporate services noted below.
- National Oilwell Varco — energy equipment (2.8 miles) — HQ
- Abm SSC — facilities services (2.8 miles)
- National Oilwell Varco Employees CU — financial services (2.8 miles)
- Phillips 66 — integrated energy (3.0 miles) — HQ
- Quanta Services — infrastructure contracting (3.7 miles) — HQ
This 63‑unit asset offers exposure to a renter‑heavy Urban Core location with strong everyday retail access and a sizeable employment base nearby. Neighborhood occupancy trends trail the metro, which places a premium on hands‑on leasing, renewal management, and operational differentiation. According to CRE market data from WDSuite, the surrounding neighborhood’s renter concentration is high and grocery access is a relative strength, both supportive of tenant demand depth and day‑to‑day livability.
The 1974 vintage suggests clear value‑add pathways — interior modernization and systems upgrades — to compete against newer stock while targeting durable workforce demand. Within a 3‑mile radius, population stability alongside growing household counts points to a larger tenant base over time as average household size declines, which can support occupancy stability. Key watch‑items include below‑metro neighborhood occupancy, safety indicators that are weaker than regional norms, and potential competition from comparatively accessible entry‑level ownership.
- Renter‑heavy neighborhood supports depth of tenant demand and renewal opportunities.
- 1974 vintage presents value‑add potential through interior and systems upgrades.
- Strong grocery access and nearby corporate employers underpin day‑to‑day livability and leasing.
- Risks: below‑metro neighborhood occupancy, weaker safety indicators, and competition from accessible ownership options.