| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 83rd | Best |
| Amenities | 92nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9870 Gaylord Dr, Houston, TX, 77024, US |
| Region / Metro | Houston |
| Year of Construction | 2008 |
| Units | 114 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9870 Gaylord Dr Houston Multifamily Investment
2008-vintage asset in an A+ inner-suburban pocket where elevated ownership costs help sustain renter demand; according to WDSuite’s CRE market data, this location supports steady leasing fundamentals with room for operational execution.
Neighborhood fundamentals and demand drivers
The property sits in a top-ranked Houston inner suburb (A+ rating; 5th of 1,491 metro neighborhoods), signaling strong location quality among Houston-The Woodlands-Sugar Land submarkets. Dining, cafe, grocery, and park access are competitive at a national level, with restaurants and cafes in the top decile nationally—supportive of livability and resident retention.
Median home values in the neighborhood are elevated relative to national norms, which typically reinforces reliance on multifamily housing and supports pricing power when amenities and management are strong. Neighborhood rent levels also index high nationally while the rent-to-income ratio remains moderate, an investor-friendly combination for lease management.
Within a 3-mile radius, demographics show recent population growth with further renter pool expansion projected over the next five years, alongside an increase in households. This points to a larger tenant base and potential depth for absorption, though execution still depends on unit mix and positioning.
Neighborhood occupancy has been trending below metro norms, which introduces leasing risk but also creates room for operators to outperform peers through targeted renovations, active marketing, and amenity-driven differentiation. The asset’s 2008 construction year is newer than the neighborhood’s average vintage (1980), offering a relative competitive edge versus older local stock while still warranting periodic modernization to sustain performance.
Tenure dynamics within a 3-mile radius indicate a substantial share of housing units are renter-occupied, supporting a deep tenant base and demand stability for multifamily. According to WDSuite’s CRE market data, neighborhood income levels are above many U.S. areas, which can bolster collections and renewal capture when paired with thoughtful affordability management.
Safety context
Compared with the region, the neighborhood registers a lower safety profile, ranking in the weaker tier among 1,491 Houston metro neighborhoods based on recent crime indicators. National percentiles for both violent and property offenses are also on the lower end, suggesting investors should underwrite for enhanced security measures and potential insurance cost sensitivity.
Operators commonly address this through lighting, access control, and visible on-site management, which can aid tenant retention and support leasing even when broader area trends are mixed. Monitoring multi-year trends and coordinating with local resources can help calibrate operating plans without over-relying on short-term fluctuations.
Employment nodes supporting renter demand
Nearby corporate offices in automotive and energy provide a significant white-collar employment base that underpins commute convenience and leasing stability for this submarket. The following employers are within a short drive and support weekday population and housing demand.
- Wells Fargo Advisors — financial services (0.6 miles)
- Group 1 Automotive — automotive retail HQ (0.6 miles) — HQ
- Phillips 66 — energy HQ (3.2 miles) — HQ
- Conocophillips — energy HQ (5.0 miles) — HQ
- Apache — energy HQ (5.0 miles) — HQ
Investment thesis
This 2008-vintage, 114-unit asset benefits from top-tier neighborhood positioning, strong amenity access, and an employment base anchored by nearby energy and financial offices. Elevated home values in the area reinforce reliance on multifamily, while a moderate rent-to-income profile supports retention when paired with thoughtful lease management and service quality.
Neighborhood occupancy trends are currently softer than metro norms, but the asset’s newer vintage versus local stock allows for competitive differentiation through targeted upgrades and operational focus. Within a 3-mile radius, recent growth and projected increases in households indicate a larger tenant base over the medium term; according to CRE market data from WDSuite, this backdrop can support absorption and steady leasing when execution aligns with local demand.
- Top-ranked inner-suburban location with strong amenity access that supports resident retention.
- 2008 construction offers a relative edge versus older neighborhood stock, with selective modernization potential.
- High-cost ownership market supports multifamily pricing power and depth of renter demand.
- Expanding 3-mile renter pool and nearby anchor employers underpin leasing and absorption.
- Risk: Below-metro neighborhood occupancy and a weaker safety profile warrant underwriting for security and active leasing.