| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Good |
| Demographics | 58th | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 803 Dunson Glen Dr, Houston, TX, 77090, US |
| Region / Metro | Houston |
| Year of Construction | 1983 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
803 Dunson Glen Dr Houston Multifamily Value-Add
Investor focus centers on a sizable renter base within a 3-mile radius and clear renovation upside from a 1983 vintage, according to CRE market data from WDSuite. Neighborhood fundamentals are serviceable but mixed, suggesting a buy-improve-operate approach may capture demand while managing leasing risk.
Situated in Houston’s north Inner Suburb, the property sits in a neighborhood rated C+ (ranked 1,036 among 1,491 metro neighborhoods), which is below the metro median on composite performance. Amenity density inside the immediate neighborhood is limited, so residents typically rely on nearby corridors for daily needs rather than walking to cafes, groceries, or parks.
Vintage is a differentiator: the asset was built in 1983, while the neighborhood’s average construction year trends newer (2004). Older stock can justify strategic capital plans—interior upgrades, systems modernization, and targeted curb appeal—to improve competitive positioning versus newer nearby communities and to support rent trade‑outs.
Renter demand signals are constructive. Within a 3-mile radius, an estimated 55.8% of housing units are renter-occupied, indicating a deep tenant base for multifamily leasing. Population and households within 3 miles are projected to grow (population up roughly 14% and households up about 50% by 2028), which points to a larger tenant pool and supports occupancy stability for well-managed assets. Median contract rent in the 3-mile area sits near the low-$1,000s today, and WDSuite’s commercial real estate analysis indicates forward rent growth in the subarea, enhancing value-add feasibility.
Affordability context is balanced for investors. Neighborhood rent-to-income metrics around 0.16 suggest manageable affordability pressure that can aid retention and limit turnover costs, while median home values near the mid-$200,000s point to a relatively accessible ownership market compared with coastal metros—implying some competition with entry-level ownership but continued reliance on multifamily for convenience and flexibility. Neighborhood occupancy runs on the softer side, heightening the importance of effective leasing, amenity programming, and targeted renovations to capture share.
Safety trends are mixed and should be underwritten with care. Compared with neighborhoods nationwide, this area benchmarks below national safety norms (around the lower third nationally). Violent offense indicators track weaker (closer to the lower decile nationally), while property offense estimates have improved, with a year-over-year decline reported by WDSuite’s CRE market data. Within the Houston metro (1,491 neighborhoods), the area falls in the less-safe half overall.
For investors, this profile argues for standard security measures, well-lit common areas, and resident engagement to support retention and mitigate risk. Monitoring submarket trends and coordinating with local resources can help sustain leasing momentum as the neighborhood evolves.
Employment access is a notable tailwind for workforce housing demand, with proximity to energy and industrial services offices that draw sizable commuting populations. Nearby anchors include Halliburton, CenterPoint Energy, Enterprise Products, Hewlett Packard Enterprise Customer Engagement Center, and Emerson Process Management.
- Halliburton — energy services (6.6 miles) — HQ
- Centerpoint Energy — utilities (6.9 miles)
- Enterprise Products — midstream energy (9.0 miles)
- Hewlett Packard Enterprise Customer Engagement Center — technology operations (9.1 miles)
- Emerson Process Management — industrial automation (10.7 miles)
This 36‑unit asset offers a straightforward value‑add path in a renter-heavy trade area with projected 3‑mile population and household growth that expands the tenant base. Based on CRE market data from WDSuite, neighborhood occupancy is softer than national norms, but rent-to-income levels appear manageable and median home values remain moderate for Houston, supporting leasing velocity when product is renovated and well-operated.
The 1983 vintage creates actionable scope for renovations—interiors, exteriors, and building systems—to reposition against newer 2000s-era comparables. Proximity to major employers in energy and technology underpins weekday demand and can aid retention when combined with pragmatic amenities and disciplined lease management.
- Renter concentration within 3 miles and projected growth support a larger tenant base and occupancy stability
- 1983 vintage provides clear value‑add levers to improve rents and competitive positioning
- Access to nearby energy and tech employers supports demand and lease retention
- Manageable rent-to-income context enhances pricing flexibility without overextending residents
- Risks: softer neighborhood occupancy and below-average safety require focused operations, resident services, and security planning