| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Poor |
| Demographics | 7th | Poor |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9800 Braeburn Glen Blvd, Houston, TX, 77074, US |
| Region / Metro | Houston |
| Year of Construction | 1974 |
| Units | 55 |
| Transaction Date | 2013-06-25 |
| Transaction Price | $1,250,000 |
| Buyer | LTB INVESTMENT LLC |
| Seller | AZB APARTMENTS LLC |
9800 Braeburn Glen Blvd Houston Value-Add Multifamily Investment
Neighborhood fundamentals point to a deep renter base and improving occupancy momentum, according to WDSuite’s CRE market data, positioning this asset for operational upside with prudent capital planning.
Located in an inner-suburb pocket of Houston, daily needs are well served by nearby groceries and pharmacies, while restaurant density is competitive; parks and café options are more limited. Amenity access ranks competitive among Houston neighborhoods and falls within the top quartile locally versus 1,491 metro neighborhoods, per WDSuite.
The property’s 1974 vintage is older than the neighborhood’s average construction year (1981), indicating potential value-add through exterior, systems, and interior upgrades to improve positioning versus newer comparables. This can be paired with targeted operational execution rather than relying on broad market growth.
At the neighborhood level, occupancy has trended higher over the past five years but remains below national medians, suggesting room for operational lift at the asset via leasing and retention focus. Median contract rents in the area have risen over the last cycle, supporting revenue management if paired with pragmatic affordability positioning.
Demographics aggregated within a 3-mile radius show a renter-occupied concentration of 71.6% of housing units, providing depth to the tenant base. Forecasts indicate modest population growth alongside a larger increase in households and smaller average household sizes by 2028, which typically expands the renter pool and supports occupancy stability for well-managed properties.
Relative to Houston metro peers, the neighborhood ranks in the lower tier for safety and sits in a low national safety percentile, based on WDSuite’s crime benchmarks. Recent one-year readings indicate increases in both property and violent offense rates, reinforcing the need for asset-level measures that support resident comfort and leasing stability.
For investors, the takeaway is comparative rather than block-specific: safety trends trail metro and national norms at present. Underwriting should reflect this context through practical assumptions for operations and retention.
Nearby employment is anchored by energy, infrastructure, and business services, supporting workforce housing demand and commute convenience for residents. Key employers in proximity include National Oilwell Varco, ABM, Phillips 66, and Quanta Services.
- National Oilwell Varco Employees CU — financial services (1.66 miles)
- National Oilwell Varco — energy equipment (1.69 miles) — HQ
- Abm SSC — facilities services (1.81 miles)
- Phillips 66 — energy (4.87 miles) — HQ
- Quanta Services — infrastructure & engineering (6.07 miles) — HQ
This 55-unit, 1974-vintage asset offers value-add potential in a renter-heavy trade area with improving neighborhood occupancy trends. Based on CRE market data from WDSuite, area rents have moved up over the last five years while the neighborhood’s occupancy remains below national medians, creating an opening for disciplined renovations and leasing execution to capture incremental NOI.
Within a 3-mile radius, a high share of renter-occupied housing and forecasts for more households with smaller average sizes point to a broader tenant base and support for occupancy stability. Proximity to established employers in energy and business services underpins steady demand, while operators should underwrite for safety headwinds and affordability pressure to manage retention.
- 1974 vintage creates clear value-add and modernization pathways versus the neighborhood’s newer average stock.
- Deep renter base within 3 miles and household growth projections support leasing depth and occupancy stability.
- Neighborhood rents have trended upward, enabling revenue management when paired with pragmatic affordability positioning.
- Close to major employers in energy, infrastructure, and business services, reinforcing workforce housing demand.
- Risks: weaker safety metrics and affordability pressure require conservative underwriting and active retention management.