| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 24th | Poor |
| Amenities | 15th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9255 W Sam Houston Pkwy S, Houston, TX, 77099, US |
| Region / Metro | Houston |
| Year of Construction | 1981 |
| Units | 60 |
| Transaction Date | 2014-09-05 |
| Transaction Price | $2,581,300 |
| Buyer | STELLAR EQUITY GLENWOOD LLC |
| Seller | P & P PREMIER INVESTMENTS LLC |
9255 W Sam Houston Pkwy S Houston Multifamily Investment
Neighborhood renter demand is deep and steady, while occupancy trends are more variable; according to WDSuite’s CRE market data, investors should underwrite for consistent leasing with selective concessions through softer periods.
Located in Houston’s inner suburban corridor along the Sam Houston Tollway, the property benefits from strong workforce housing dynamics and commuter access across West and Southwest Houston. Restaurant density ranks in the top quartile nationally among 1,491 metro neighborhoods, supporting everyday convenience for residents, while broader amenity coverage is thinner and may require short drives for groceries, parks, or pharmacies.
The building was constructed in 1981, slightly older than the neighborhood’s average vintage. For investors, this typically points to measurable value-add potential through exterior refresh, common-area upgrades, and in-unit renovations, alongside prudent capital planning for aging systems to maintain competitive positioning against newer stock.
Within a 3-mile radius, renter-occupied housing represents a large share of units, indicating a sizable tenant base for multifamily. Household sizes are trending lower in the local area, and households are projected to increase over the next five years, which can expand the renter pool and support occupancy stability even as population levels normalize. Median contract rents are rising, suggesting room for revenue growth where in-place affordability supports retention.
At the neighborhood level, occupancy performance sits below the metro median (ranked 1,153 of 1,491), so leasing strategies should emphasize effective management and targeted concessions during softer months. Despite this, high renter concentration and ongoing household gains in the 3-mile area provide depth of demand that can help stabilize operations through cycles.
Neighborhood safety indicators track below both metro and national norms, with the area positioned in lower national percentiles for safety according to WDSuite. Compared with 1,491 Houston metro neighborhoods, crime ranks on the weaker side, so risk management should include enhanced on-site lighting, access controls, and vendor coordination.
Recent data shows elevated levels of both property and violent offenses at the neighborhood level, with year-over-year upticks. For underwriting, investors may plan for security line items and community engagement measures, while noting that safety conditions can vary block to block and may improve with property-level interventions.
Proximity to major corporate offices supports a steady commuter tenant base and reduces friction on retention. Key nearby employers include National Oilwell Varco, ABM, Phillips 66, Sysco, and Group 1 Automotive.
- National Oilwell Varco — energy equipment & services (0.5 miles) — HQ
- Abm SSC — facilities services (0.54 miles)
- Phillips 66 — energy (3.92 miles) — HQ
- Sysco — food distribution (6.35 miles) — HQ
- Group 1 Automotive — auto retail (6.48 miles) — HQ
This 60-unit asset offers access to Houston’s west-side employment corridors and a deep renter base. The 1981 vintage is slightly older than nearby stock, creating a practical value-add path through unit modernization and system upgrades. According to CRE market data from WDSuite, neighborhood occupancy trails metro medians, but the surrounding 3-mile area shows strong renter concentration with rising household counts and smaller average household sizes—factors that can sustain leasing and support revenue management over time.
Rents in the local area are trending upward and the rent-to-income backdrop indicates pockets of affordability pressure, suggesting a focus on unit mix, measured renewals, and amenity improvements to protect retention. With robust restaurant access but limited broader neighborhood amenities, the asset can differentiate through on-site convenience features and operational consistency.
- Large 3-mile renter base and projected household growth support demand depth
- 1981 vintage provides clear value-add and capital planning opportunities
- Upward rent trend with pricing power tied to retention-focused leasing
- Convenient access to major west Houston employment nodes
- Risk: Neighborhood safety and below-metro occupancy require prudent security and lease management