| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Poor |
| Demographics | 11th | Poor |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9560 Deering Dr, Houston, TX, 77036, US |
| Region / Metro | Houston |
| Year of Construction | 1983 |
| Units | 66 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9560 Deering Dr Houston Multifamily Investment
Positioned in a renter-heavy pocket of Houston with everyday amenities nearby, this 66-unit asset offers steady workforce demand according to WDSuite’s CRE market data.
The property sits in Houston’s Urban Core where daily needs are well served: grocery and pharmacy access ranks in the top decile nationally, while restaurants are plentiful; parks and cafes are less dense. For investors, this mix supports routine trip frequency and resident convenience, which can aid retention even if lifestyle amenities are uneven.
Neighborhood occupancy trends sit below the metro median, signaling leasing competition and the need for hands-on management to sustain absorption and renewals. By contrast, the share of renter-occupied housing is among the highest in the metro, indicating a deep local tenant base for multifamily product.
Construction year averages nearby skew late-1970s; with a 1983 vintage, the asset is somewhat newer than surrounding stock, offering relative competitiveness versus older properties while still warranting capital planning for aging systems and targeted upgrades.
Within a 3-mile radius, recent trends show flat population with a modest rise in households and smaller household sizes; forward-looking estimates point to more households forming despite stable population, which typically expands the renter pool and supports occupancy stability for well-positioned apartments. Median home values in the neighborhood are moderate in the national context, which can create some competition from entry-level ownership, so pricing and amenity strategy should focus on value and convenience rather than luxury positioning.
School ratings in the neighborhood rank near the bottom nationally, which can influence unit mix performance for family-oriented product; operators may lean on convenience, commute access, and price-to-feature differentiation to offset this.
Safety indicators for the immediate neighborhood trend below both metro and national benchmarks. National percentiles suggest higher rates of reported violent and property offenses relative to many U.S. neighborhoods, and local ranks place the area below the metro median among 1,491 Houston neighborhoods.
For underwriting and operations, investors often account for enhanced security measures, lighting, access controls, and active community management. Comparing incident trends over time and block-by-block conditions during site tours can help calibrate risk and ongoing operating expenses.
Nearby employment includes oilfield services, energy, facilities support, and financial services, providing a diversified commuter base that can support leasing and retention at workforce-oriented properties. The employers below are within a short drive.
- National Oilwell Varco Employees CU — financial services (0.83 miles)
- National Oilwell Varco — oilfield services (0.87 miles) — HQ
- Abm SSC — facilities services (0.97 miles)
- Phillips 66 — energy (4.34 miles) — HQ
- Quanta Services — infrastructure engineering (6.70 miles) — HQ
This 66-unit, 1983-vintage property offers exposure to a renter-concentrated submarket with strong daily-needs access (notably groceries and pharmacies) and proximity to diversified employers. Neighborhood occupancy runs below the metro median, so performance depends on disciplined operations, competitive pricing, and targeted upgrades. According to CRE market data from WDSuite, the area’s high renter concentration supports a sizable tenant base, while household growth within a 3-mile radius and smaller average household sizes point to gradual renter pool expansion over time.
The vintage is slightly newer than the neighborhood average, supporting relative positioning versus older competitors; however, investors should plan for system refreshes and selective value-add to capture demand from workforce renters. Moderate ownership costs in the neighborhood imply some competition from entry-level ownership, so emphasizing convenience, security, and reliable service can help sustain leasing and renewals.
- Deep renter-occupied housing base supports multifamily demand and renewal velocity
- Daily-needs amenity strength (grocery/pharmacy) and nearby employers aid retention
- 1983 vintage offers value-add and repositioning potential versus older local stock
- Household growth within 3 miles and smaller household sizes support renter pool expansion
- Risks: below-metro occupancy, local safety considerations, and competition from entry-level ownership