| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 79th | Best |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 880 W 34th St, Houston, TX, 77018, US |
| Region / Metro | Houston |
| Year of Construction | 2010 |
| Units | 118 |
| Transaction Date | 2010-03-04 |
| Transaction Price | $13,603,000 |
| Buyer | ORCHARD OAK FOREST LP |
| Seller | LABEL IMAGING TECHNOLOGY INC |
880 W 34th St Houston Multifamily Investment
Positioned in a suburban Houston neighborhood with strong amenities and high household incomes, this 2010-vintage asset benefits from a deep renter base and steady leasing drivers, according to WDSuite’s CRE market data.
The property sits in an A+ rated neighborhood that ranks 57 out of 1,491 metro neighborhoods, placing it in the top quartile locally. Amenity access is a clear strength: restaurants and cafes are dense for Houston and test well against national comparisons (restaurants are in the 95th percentile nationally; cafes, groceries, and parks also score above average). Limited nearby pharmacies are a known gap, but day-to-day convenience for residents is otherwise competitive.
Construction patterns skew older in the immediate neighborhood (average 1975), making a 2010 building relatively newer versus much of the local stock. For investors, that positioning can support competitive tenant appeal and moderate near-term capital needs, while still leaving room for selective modernization to drive rent premiums.
Within a 3-mile radius, population and households have expanded in recent years, with projections indicating further population growth and a notable increase in households by 2028. That trajectory points to a larger tenant base and supports occupancy stability and lease-up velocity for well-positioned assets.
Home values in the neighborhood sit in a high-cost ownership market (84th percentile nationally), which tends to reinforce reliance on rental housing and can support pricing power when paired with solid incomes. Neighborhood rents and rent-to-income levels benchmark near or modestly above national medians, suggesting manageable affordability pressure and the potential for durable retention if lease management remains disciplined.
Renter-occupied share at the neighborhood level is moderate, indicating depth without overconcentration. Neighborhood occupancy trends are roughly in line with national mid-range readings, with some softening over the last five years; investors should underwrite prudent concessions and renewal strategies while leveraging amenity strength and newer construction to sustain demand.
Safety indicators for this neighborhood track below national percentiles, signaling higher reported crime relative to many neighborhoods nationwide. In metro context, the area does not rank among the safer segments, so investors should weigh property-level security, lighting, and access controls, as well as partnership with professional management to support resident satisfaction and retention.
Trends can vary over time and by micro-location. As part of diligence, compare recent incident patterns to peer neighborhoods in the Houston-The Woodlands-Sugar Land metro and consider how on-site measures and resident services can mitigate risk and support leasing stability.
Nearby corporate nodes include energy and insurance employers that help anchor the local renter base and shorten commutes for residents. The list below highlights major offices and headquarters within a five-mile radius that can support leasing and renewal performance.
- ExxonMobil - Brookhollow Campus — energy (2.4 miles)
- Baker Hughes — oilfield services (4.1 miles) — HQ
- Prudential — insurance (4.9 miles)
- Eog Resources — energy exploration (4.9 miles) — HQ
- Plains GP Holdings — midstream energy (4.9 miles) — HQ
Built in 2010, the property is newer than much of the surrounding stock and should remain competitive versus older inventory, with selective upgrades offering value-add potential. The neighborhood’s top-quartile metro ranking and nationally strong amenity profile, coupled with high household incomes and a high-cost ownership landscape, support multifamily demand and pricing power. According to commercial real estate analysis from WDSuite, occupancy in the neighborhood sits around national mid-range levels, so disciplined renewals and targeted concessions may be prudent.
Demographics aggregated within a 3-mile radius show recent growth and a projected increase in both population and households, implying a larger tenant base over the next cycle. While safety indicators are weaker than national norms, professional management, security investments, and the area’s employer proximity can help sustain leasing and retention.
- 2010 vintage offers relative competitiveness vs. older neighborhood stock with measured value-add upside
- Top-quartile neighborhood standing and strong amenity access support renter appeal and leasing velocity
- High-cost ownership market and solid incomes reinforce rental demand and potential pricing power
- 3-mile growth in population and households expands the tenant base, aiding occupancy stability
- Risks: below-average safety metrics and mid-range occupancy trends warrant active security and renewal strategy