| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 37th | Fair |
| Amenities | 22nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7950 S Sam Houston Pkwy W, Houston, TX, 77085, US |
| Region / Metro | Houston |
| Year of Construction | 2011 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7950 S Sam Houston Pkwy W Houston 100-Unit Multifamily
Neighborhood occupancy is strong and renter demand is deep, according to WDSuite’s CRE market data, positioning this 2011-built asset to compete well against older nearby stock. Stable leasing conditions help offset mixed neighborhood fundamentals and support a pragmatic, operations-focused hold.
Located in an inner-suburban pocket of Houston (Harris County), the property sits in a neighborhood rated C+ with occupancy trending high at 97.3%. At the national level, this places the area in the top quartile for occupancy performance, supporting day-to-day leasing stability and lower downtime risk. Median contract rents in the neighborhood are moderate, with a rent-to-income ratio around 0.24, which can aid retention and reduce turnover sensitivity when renewals are managed carefully.
The renter-occupied share of housing units is 61.5% (94th percentile nationally), indicating a deep tenant base for multifamily operators. The asset itself was constructed in 2011, while the neighborhood’s average vintage skews older (late 1970s). Being newer than much of the local inventory gives this property competitive positioning on systems and finishes, though investors should still plan for routine modernization to stay ahead of 2010s peers.
Livability indicators are mixed. Cafe density is comparatively strong (around the 80th percentile nationally), and grocery access sits near the 60th percentile, supporting convenience for residents. However, formal park, pharmacy, and childcare presence measure at the low end locally, and average school ratings are weak (near the 15th percentile nationwide). For family-oriented leasing, this may shift value perception toward on-site amenities and management-driven resident services rather than neighborhood institutions.
Within a 3-mile radius, demographics show recent population softness but improving fundamentals ahead: past five years saw a modest population decline, while forecasts indicate a near-term turn to population growth and, notably, an increase in households alongside smaller household sizes. For operators, that combination typically translates to a larger renter pool and supports occupancy stability. Income trends within this 3-mile area also point to rising means and medians, which can underpin steady rent growth when paired with asset-level upgrades.
Ownership costs locally are relatively accessible by national standards (neighborhood home values track in the lower quartiles), which can add competition from entry-level ownership. For multifamily investors, this argues for a focus on value, convenience to employment, and service quality to sustain pricing power against attainable for-sale alternatives.
Safety metrics for the neighborhood are a known headwind. Compared with neighborhoods nationwide, current readings sit in lower national percentiles for safety, and the neighborhood’s crime rank (1,148 out of 1,491 metro neighborhoods) indicates higher incident levels relative to Houston-area peers. Recent year-over-year estimates show increases in both property and violent offenses. For investors, this underscores the importance of active security planning, lighting and access controls, and resident-engagement measures to support retention and protect operations.
Proximity to energy and business services employers supports a steady workforce renter base and commute convenience. Nearby anchors include National Oilwell Varco, ABM’s shared services operations, Quanta Services, Occidental, and related corporate offices that help stabilize weekday traffic and leasing.
- National Oilwell Varco Employees CU — financial services (5.7 miles)
- National Oilwell Varco — energy equipment & services (5.7 miles) — HQ
- Abm SSC — facilities services shared services (5.8 miles)
- Quanta Services — infrastructure construction (8.3 miles) — HQ
- Occidental — oil & gas corporate offices (8.7 miles)
This 100-unit, 2011 construction property competes favorably against an older neighborhood base, while the area’s top-quartile national occupancy supports ongoing leasing stability. The renter-occupied share is high, indicating a deep tenant base for multifamily, and nearby employers provide durable demand drivers. According to CRE market data from WDSuite, neighborhood occupancy currently sits in a strong national position, giving operators room to focus on resident experience and targeted upgrades rather than constant lease-up.
Forward-looking 3-mile demographics point to an increase in households alongside smaller household sizes, which typically expands the renter pool and supports retention. Balanced against this are real risks: weaker school ratings, limited park/childcare infrastructure, relatively accessible ownership options that can compete on monthly costs, and safety metrics that warrant thoughtful asset management. Given its newer vintage, modest unit sizes, and workforce orientation, a value-focused strategy with selective renovations and security enhancements can position the asset to outperform similar 1970s-vintage competitors.
- Newer 2011 build versus a 1970s neighborhood base supports competitive positioning and lower near-term capex risk.
- Top-quartile national occupancy and high renter-occupied share back leasing stability and depth of tenant demand.
- Proximity to energy and business services employers underpins steady workforce demand and retention.
- Smaller average unit sizes support value-oriented positioning; targeted upgrades can drive rent trade-outs.
- Risks: weaker school ratings, limited parks/childcare, accessible ownership competition, and safety metrics require active management.