| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Good |
| Demographics | 48th | Fair |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9600 Glenfield Ct, Houston, TX, 77096, US |
| Region / Metro | Houston |
| Year of Construction | 1973 |
| Units | 109 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9600 Glenfield Ct Houston Multifamily Value-Add Potential
Neighborhood fundamentals point to a deep renter pool and above-median occupancy, according to WDSuite’s CRE market data, supporting income stability for well-managed assets. With 1970s vintage construction, capital planning and renovations can unlock competitiveness versus older local stock.
The property sits in Houston’s Urban Core with a neighborhood rating of B, where renter-occupied housing accounts for a high share of units (75% renter concentration, rank 85 of 1,491). For investors, this indicates a sizable tenant base and steady leasing depth, with neighborhood occupancy at 93.8% (rank 655 of 1,491), which is above the metro median.
Amenity access is led by food and beverage: restaurant density ranks 237 of 1,491 and cafes rank 44 of 1,491, placing the area competitively within the metro and in the top decile nationally for coffee options. Grocery presence is also comparatively strong (rank 457 of 1,491). However, neighborhood-level counts for parks, pharmacies, and childcare are limited within the immediate boundary, which may warrant highlighting nearby options in marketing and resident services.
Ownership costs are relatively elevated for the neighborhood context (home values sit above the national median, and the value-to-income ratio ranks in the 83rd percentile nationally). In practice, a higher-cost ownership market can reinforce reliance on multifamily housing and support pricing power when paired with prudent lease management. At the same time, neighborhood rents are positioned near the national middle, balancing demand depth with retention considerations.
Demographic statistics aggregated within a 3-mile radius show modest recent population contraction but a projected return to growth over the next five years alongside a notable increase in households and smaller average household size. This mix generally supports a larger renter pool and helps underpin occupancy stability, based on CRE market data from WDSuite.
The building’s 1973 vintage is slightly older than the neighborhood’s average construction year (1976), pointing to potential value-add through unit and system upgrades. Well-targeted renovations can improve competitive positioning against newer stock while planning for ongoing maintenance typical of 1970s assets.
Compared with other Houston metro neighborhoods (1,491 total), this neighborhood ranks 1,217 for overall crime, indicating it tracks below metro averages on safety and sits in a lower national percentile. Investors often address this with practical measures such as lighting, access controls, and community engagement to support resident retention and asset performance.
Recent estimates also show property and violent offense rates that place the area in lower national percentiles, with year-over-year movements that warrant continued monitoring. Framing safety transparently in marketing and aligning operating budgets with security priorities can help protect leasing velocity and stabilize tenancy.
Proximity to major energy and corporate services employers supports commute convenience and diversified renter demand. Nearby firms include National Oilwell Varco, ABM, Quanta Services, Apache, and additional large-caps within a short drive.
- National Oilwell Varco Employees CU — corporate services (3.6 miles)
- National Oilwell Varco — energy equipment & services (3.6 miles) — HQ
- Abm SSC — facilities & business services (3.7 miles)
- Quanta Services — engineering & utilities (4.6 miles) — HQ
- Apache — energy exploration & production (5.1 miles) — HQ
9600 Glenfield Ct offers scale at 109 units in a renter-heavy Houston neighborhood where occupancy trends are above the metro median. According to CRE market data from WDSuite, elevated ownership costs relative to incomes bolster reliance on rentals, while neighborhood rents sit near the national middle—supporting both demand depth and pragmatic retention strategies.
Constructed in 1973, the asset presents clear value-add potential through targeted renovations and systems modernization. Within a 3-mile radius, forecasts point to renewed population growth and a meaningful increase in households with smaller average household sizes—conditions that typically expand the renter pool and support leasing stability for appropriately positioned product.
- Renter-heavy neighborhood and above-median occupancy support demand stability
- Elevated ownership costs reinforce rental demand and pricing power with prudent management
- 1973 vintage enables value-add through unit upgrades and system improvements
- 3-mile forecasts indicate more households and a larger renter pool over the next five years
- Risks: below-metro-average safety and ongoing capex needs typical of 1970s assets