| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Poor |
| Demographics | 20th | Poor |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9410 Edgebrook St, Houston, TX, 77075, US |
| Region / Metro | Houston |
| Year of Construction | 1984 |
| Units | 28 |
| Transaction Date | 2009-05-30 |
| Transaction Price | $1,125,000 |
| Buyer | BIDDY REALTY LLC |
| Seller | BRYANT BILL R |
9410 Edgebrook St Houston 28-Unit Multifamily Investment
Neighborhood occupancy trends are below broader metro levels, but a renter-occupied share near half within the 3-mile radius and moderate rent-to-income in the low‑20% range support a workable tenant base, according to WDSuite’s CRE market data.
The property is positioned in a suburban Houston neighborhood rated C- among 1,491 metro neighborhoods, with livability anchored by everyday retail rather than lifestyle amenities. Grocery access is a relative strength (top quartile nationally), while parks, pharmacies, cafes and childcare are sparse versus peers. For investors, this mix supports workforce housing needs even if it does not drive premium rents.
Within a 3-mile radius, about half of housing units are renter-occupied, indicating a broad tenant base and ongoing multifamily demand. Median contract rents remain comparatively accessible locally and have trended upward, and the neighborhood’s rent-to-income ratio is modest by national standards, which can support retention and reduce turnover pressure.
Occupancy at the neighborhood level sits below national and metro medians (approximately the lower quintiles nationally), so leasing execution and competitive positioning matter. However, rising household incomes and upward rent direction in WDSuite’s commercial real estate analysis frame a path for steady operations where product matches price-sensitive demand.
Demographic statistics aggregated within a 3-mile radius show population edging down over the next five years even as household counts are projected to increase, implying smaller household sizes and potential renter pool diversification. For investors, that shift can sustain demand for smaller floorplans and value-oriented units, supporting occupancy stability if pricing remains aligned with local incomes.
Home values benchmark below national medians in this neighborhood, which can invite some competition from entry-level ownership. Even so, elevated convenience to daily needs and strong grocery/restaurant density (both above the 80th national percentile) reinforce rental reliance for residents prioritizing commute times and cost control.
Relative to other areas, the neighborhood ranks in the lower segments for safety within the Houston–The Woodlands–Sugar Land metro (out of 1,491 neighborhoods), and it falls well below national safety percentiles. Investors should underwrite with conservative assumptions for security, lighting, and property management presence to support resident satisfaction and retention.
Trend-wise, recent estimates indicate elevated rates for both property and violent offenses compared with many U.S. neighborhoods. While these are area-level indicators rather than property-specific, proactive measures and partnership with experienced third‑party management can help mitigate risk and support stable operations.
Nearby employment is anchored by energy and industrial corporates within roughly 10–11 miles, supporting workforce housing demand and commute convenience for residents. Key employers include Boeing, Waste Management, CenterPoint Energy, Kinder Morgan, and Enterprise Products Partners.
- Boeing: Bay Area Building — aerospace (9.5 miles)
- Waste Management — environmental services (10.6 miles) — HQ
- Centerpoint Energy — utilities (10.8 miles) — HQ
- Kinder Morgan — midstream energy (10.8 miles) — HQ
- Enterprise Products Partners — midstream energy (10.9 miles) — HQ
This 28‑unit asset offers exposure to a workforce‑oriented Houston submarket where renter concentration within the 3‑mile radius is substantial and rent levels remain relatively accessible. According to CRE market data from WDSuite, neighborhood occupancy trails broader benchmarks, but rent-to-income is moderate and household counts are projected to rise even as population dips, pointing to smaller household sizes and a diversified renter pool. The property’s smaller average unit size can position it competitively for cost‑conscious tenants, supporting lease-up and retention when managed with disciplined pricing.
Local fundamentals show strong access to daily needs and major employers within approximately 10–11 miles, aiding leasing durability. Investors should underwrite conservatively given below-median neighborhood safety and occupancy rankings, with emphasis on management, security, and targeted turns to keep product aligned with price-sensitive demand.
- Workforce demand supported by ~50% renter-occupied share within 3 miles and moderate rent-to-income
- Smaller average unit size (~464 sq ft) aligns with cost-conscious tenant profiles
- Grocery and restaurant density above national averages supports livability and leasing
- Proximity to major energy and industrial employers (~10–11 miles) underpins tenant base
- Risks: below-median neighborhood safety and occupancy require proactive management and conservative underwriting