| 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 | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8110 Creekbend Dr Houston Multifamily Investment
Neighborhood occupancy is steady and renter demand is deep, according to WDSuite’s CRE market data, positioning this 121-unit 1983 asset for durable workforce housing performance in Houston’s inner suburbs.
The property sits in an Inner Suburb location with an A- neighborhood rating and ranks 333 out of 1,491 Houston-The Woodlands-Sugar Land neighborhoods — a top quartile position locally that points to balanced livability and investment fundamentals. Neighborhood occupancy averages 94.1% and is above the metro median, supporting lease stability for multifamily operators, based on CRE market data from WDSuite.
Daily-needs access is a relative strength: grocery and pharmacy density rank 41 out of 1,491 metro neighborhoods and are in the top quartile nationally, aiding resident convenience and retention. By contrast, cafés, restaurants, and parks are limited within the neighborhood, which may modestly reduce lifestyle appeal but typically has less impact on workforce housing demand than access to essentials.
Within a 3-mile radius, renter-occupied housing accounts for a sizable share of units (approximately two-thirds), indicating a broad tenant base for multifamily. Recent years saw population contraction but incomes improved; forward-looking projections indicate population growth, a sizable increase in households, and smaller average household sizes — dynamics that can expand the renter pool and support occupancy. Median contract rents in the nearby area remain accessible relative to local incomes, which can mitigate affordability pressure and aid lease retention.
The 1983 vintage is modestly newer than the neighborhood’s average construction year (1978). That positioning can help competitiveness versus older stock, while investors should still plan for aging systems, efficiency upgrades, and common-area refreshes to meet current renter expectations. Elevated home values locally and a higher value-to-income ratio (top quintile nationally) suggest a high-cost ownership market, which tends to sustain reliance on rental housing and supports pricing power when managed carefully.
Safety indicators for the neighborhood track below metro averages and fall in the lower national percentiles, signaling higher crime exposure relative to many Houston subareas. Rank positioning within the metro (out of 1,491 neighborhoods) places the area below the median on safety-related measures.
For underwriting, investors often account for enhanced security, insurance, and operational protocols. Monitoring recent year-over-year changes in both property and violent offense rates remains prudent, as trend direction can influence retention and operating expenses over the hold period.
Proximity to corporate energy and services employers underpins a broad workforce tenant base and commute convenience for residents. Nearby anchors include National Oilwell Varco, ABM’s shared services, Phillips 66, and Quanta Services.
- National Oilwell Varco — energy equipment & services (2.6 miles) — HQ
- National Oilwell Varco Employees CU — financial services (2.6 miles)
- Abm SSC — business services (2.7 miles)
- Phillips 66 — energy (5.7 miles) — HQ
- Quanta Services — infrastructure & construction services (6.1 miles) — HQ
This 121-unit, 1983-vintage property aligns with stable, workforce-oriented demand drivers. The neighborhood ranks in the top quartile among 1,491 Houston-The Woodlands-Sugar Land neighborhoods and posts above-metro-median occupancy, while a high renter-occupied share within a 3-mile radius points to a deep tenant base. Elevated home values relative to incomes reinforce reliance on multifamily housing, and strong daily-needs retail access (grocery, pharmacy) supports resident convenience and lease retention. According to CRE market data from WDSuite, these dynamics compare favorably to many inner-suburban peers.
The vintage is slightly newer than the local average construction year, offering relative competitiveness versus older stock; prudent capital plans for systems, energy efficiency, and amenity refreshes can unlock value-add potential. Key risks include below-metro safety metrics and fewer lifestyle amenities (parks, cafés), which may require targeted security, marketing, and community programming to sustain absorption and retention through cycles.
- Above-metro neighborhood occupancy and top-quartile local ranking support leasing stability
- Large renter-occupied share within 3 miles signals depth of tenant demand
- High-cost ownership context and strong daily-needs access can bolster retention and pricing power
- 1983 vintage offers value-add via systems upgrades and modernization relative to older nearby stock
- Risks: below-metro safety metrics and thinner lifestyle amenities may require stronger security and resident engagement