| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Good |
| Demographics | 58th | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 810 Dunson Glen Dr, Houston, TX, 77090, US |
| Region / Metro | Houston |
| Year of Construction | 1984 |
| Units | 24 |
| Transaction Date | 2018-11-02 |
| Transaction Price | $1,560,500 |
| Buyer | EDU TEAM LLC |
| Seller | REAL CENTURY DEVELOPMENT & INVESTMENTS L |
810 Dunson Glen Dr Houston Multifamily Investment
Positioned in an inner-suburb corridor with a sizeable renter base, this 24-unit asset offers operational upside where occupancy has lagged the metro, according to WDSuite’s CRE market data.
Located in Houston’s Inner Suburb north corridor, the property sits in a drivable area with limited walkable amenities nearby. That typically shifts the value proposition toward commuter access and price-to-product fit rather than lifestyle retail, a dynamic seen across similar workforce submarkets.
Neighborhood-level occupancy trends are below the metro median, suggesting a hands-on leasing strategy and competitive positioning can matter more for stabilization. By contrast, the share of housing units that are renter-occupied is relatively high for the neighborhood, indicating a deeper tenant base and steady multifamily demand when product is priced and maintained appropriately.
Within a 3-mile radius, demographics point to a larger tenant base over the next several years, with population and household counts projected to expand, supporting renter pool growth and lease-up durability. Median contract rents in the 3-mile area have risen in recent years, and WDSuite’s CRE market data indicates further increases are expected through 2028, reinforcing revenue potential if units are updated and operations are disciplined.
Home values in the surrounding area are mid-market for Houston, which, alongside a moderate rent-to-income profile, can sustain renter reliance on multifamily housing and aid lease retention. Neighborhood NOI per unit trends sit near the national midpoint, underscoring that execution and asset quality will be key differentiators versus purely macro tailwinds.
Vintage matters here: the average construction year in the neighborhood skews newer than this asset’s 1984 build. That age gap points to capital planning needs and positions the property for a value-add program to close the amenity and finish gap with 2000s-era competitors while pursuing measurable rent lifts.
Safety indicators for the neighborhood are below national medians, and the area does not rank among the stronger Houston neighborhoods on crime. However, recent data show property-related incidents have eased year over year, suggesting incremental improvement. Investors should underwrite prudent security measures and resident engagement to support retention and on-site stability.
The area draws from a broad energy and industrial services employment base, which supports workforce renter demand and commute convenience for residents. Key nearby employers include Halliburton, CenterPoint Energy, Enterprise Products, Hewlett Packard Enterprise, and Emerson Process Management.
- Halliburton — energy services (6.7 miles) — HQ
- Centerpoint Energy — utilities (6.9 miles)
- Enterprise Products — midstream energy (9.0 miles)
- Hewlett Packard Enterprise Customer Engagement Center — technology services (9.1 miles)
- Emerson Process Management — industrial automation (10.7 miles)
This 24-unit, 1984-vintage property competes in a renter-heavy inner-suburban pocket where neighborhood occupancy trails the metro, creating a clear value-add and operational execution story. Based on multifamily property research from WDSuite, demand within a 3-mile radius is supported by projected population and household growth through 2028, while mid-market ownership costs help sustain reliance on rentals and support lease retention.
Given its older vintage relative to much of the local stock, targeted renovations and systems upgrades can reposition the asset against 2000s-era comparables, with rent growth potential reinforced by area trends. Investors should also account for below-median neighborhood safety and limited walkable amenities by emphasizing on-site experience, security, and competitive pricing to drive occupancy stability.
- Renter-heavy setting and projected 3-mile household growth support a larger tenant base and leasing velocity.
- 1984 vintage offers clear value-add and CapEx pathways to close the gap with newer local stock.
- Mid-market ownership costs and moderate rent-to-income dynamics can aid retention and pricing power.
- Risk: neighborhood occupancy is below metro norms; success hinges on pricing, amenities, and proactive leasing.
- Risk: below-median safety and limited walkable amenities require prudent security and on-site experience investments.