| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8110 Creekbend Dr, Houston, TX, 77071, US |
| Region / Metro | Houston |
| Year of Construction | 1983 |
| Units | 121 |
| Transaction Date | 2012-09-10 |
| Transaction Price | $4,687,500 |
| Buyer | WTH PROPERTIES LLC |
| Seller | BEACON HILL APARTMENTS LLC |
8110 Creekbend Dr Houston Multifamily Investment Outlook
Inner-suburban Houston location with daily-needs retail density and a renter-heavy housing base supports durable tenant demand, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb neighborhood rated A- (ranked 333 of 1,491 Houston-area neighborhoods), signaling solid fundamentals relative to the metro. Neighborhood occupancy is above the metro median and in the 65th percentile nationally, reinforcing leasing stability at the submarket level rather than at the property level.
Daily-needs access is a local strength: grocery and pharmacy density ranks near the top of Houston and is in the high-90s nationally, while cafés, restaurants, and parks are limited within the immediate neighborhood. This mix favors convenience-oriented renters and workforce households, though lifestyle amenities may require short drives to nearby districts.
The housing stock skews renter-occupied at the neighborhood level, and within a 3-mile radius renters account for a majority of housing units. That renter concentration broadens the tenant base and supports absorption depth for multifamily. Median contract rents remain moderate for Houston, and a rent-to-income profile near national mid-range supports retention and measured pricing power rather than aggressive hikes.
Within a 3-mile radius, recent population trends softened, but WDSuite data point to a projected increase in households alongside smaller average household sizes over the next five years. That combination typically expands the renter pool and can help sustain occupancy even as demographics shift. Elevated home values for the area relative to incomes indicate a high-cost ownership market in a metro context, which tends to sustain multifamily demand.
Safety outcomes are a watchpoint. The neighborhood ranks 894 out of 1,491 Houston neighborhoods on crime, indicating below-metro-average safety. Nationally, it sits in the lower percentiles for safety, so investors often underwrite enhanced onsite management, access control, and partnerships with local security resources.
Recent year-over-year estimates indicate increases in both property and violent offenses at the neighborhood level. While conditions can vary block to block, comparative data suggest that proactive security measures and tenant screening are important to support leasing and retention.
Proximity to major energy and corporate services employers supports commuter convenience and a broad renter base, with several headquarters and back-office operations within an 8-mile radius.
- National Oilwell Varco Employees CU — corporate services (2.5 miles)
- National Oilwell Varco — energy equipment (2.5 miles) — HQ
- Abm SSC — business services (2.6 miles)
- Phillips 66 — energy (5.6 miles) — HQ
- Quanta Services — infrastructure services (6.1 miles) — HQ
Built in 1983, the asset is slightly newer than the neighborhood average, offering competitive positioning versus older nearby stock while still presenting potential value-add and systems modernization opportunities. Neighborhood occupancy trends are above the metro median, and elevated renter concentration both locally and within a 3-mile radius points to depth of tenant demand. Elevated ownership costs relative to incomes in the area tend to reinforce reliance on rental housing, supporting lease-up and retention.
Within a 3-mile radius, WDSuite data indicate a projected increase in households and smaller household sizes, which can expand the renter pool and help stabilize occupancy. Median rents remain moderate for Houston, and, according to CRE market data from WDSuite, the neighborhood’s rent-to-income profile supports steady operations rather than outsized rent growth assumptions. Investors should weigh local safety conditions and allocate for security and turn costs alongside any renovation scope.
- 1983 vintage offers value-add and modernization potential versus older nearby stock.
- Above-metro-median neighborhood occupancy supports leasing stability.
- High renter concentration locally and within 3 miles broadens the tenant base.
- Elevated ownership costs in the area underpin sustained rental demand and retention.
- Risk: Below-metro-average safety requires proactive security and management focus.