| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Good |
| Demographics | 23rd | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15100 Golden Eagle Dr, Humble, TX, 77396, US |
| Region / Metro | Humble |
| Year of Construction | 1981 |
| Units | 118 |
| Transaction Date | 2010-03-01 |
| Transaction Price | $2,900,000 |
| Buyer | Robert Martinez |
| Seller | Apcar Investment Partners XI |
15100 Golden Eagle Dr Humble Multifamily Value-Add
Neighborhood occupancy in the low‑90s suggests steady leasing conditions, and a sizable renter-occupied share indicates a defined tenant base, according to WDSuite’s CRE market data.
This Inner Suburb neighborhood in the Houston metro carries a C+ rating and sits above the metro median for renter concentration. Roughly 41.8% of housing units are renter-occupied, which supports depth of demand for multifamily product. Neighborhood occupancy of about 92% is near the national midpoint (above the metro median among 1,491 neighborhoods), pointing to generally stable leasing rather than tight conditions.
Daily-needs access is a relative strength. Grocery and pharmacy availability rank in the top quartile nationally, while restaurants are around the national median. Park space and cafes are limited locally, which tilts the location toward practical convenience rather than lifestyle amenities. Average school ratings are below national norms, which can influence unit mix appeal for households prioritizing schools.
On pricing context, neighborhood-level rents benchmark above the national median (around the 70th percentile), while home values are comparatively modest versus many U.S. neighborhoods. In investor terms, the high-cost ownership pressure typical of core Houston is less pronounced here, which can introduce some competition from for-sale options but also supports retention for renters seeking accessible monthly payments.
Demographics aggregated within a 3-mile radius indicate population growth over the past five years and a notable increase in households, with forecasts pointing to continued household gains and smaller average household sizes. This trend expands the local renter pool and supports occupancy stability and leasing velocity for well-positioned assets.
Safety metrics trail national averages. The neighborhood’s crime ranking sits below the metro median among 1,491 Houston-area neighborhoods, indicating higher incident levels relative to many peers. Nationally, the safety percentile is on the lower end, so investors should underwrite with prudent assumptions for security measures and loss prevention.
Recent trend data show a year-over-year decline in estimated property offenses, which is a constructive signal, but violent-offense comparisons remain weaker than national norms. For underwriting, frame security and insurance line items conservatively and evaluate any onsite measures that can support tenant retention and asset protection.
Proximity to major energy and services employers underpins a broad commuter tenant base and supports leasing durability. The nearby roster includes Halliburton, FedEx Office, Calpine, NRG Energy, and Targa Resources.
- Halliburton — energy services (4.2 miles) — HQ
- FedEx Office Print & Ship Center — office services (9.0 miles)
- Calpine — power generation (13.6 miles) — HQ
- NRG Energy — energy (13.8 miles)
- Targa Resources — midstream (13.9 miles) — HQ
Built in 1981, this 118‑unit asset is slightly newer than the neighborhood’s average vintage, which can offer a competitive edge versus older stock while still warranting targeted modernization for systems and finishes. Neighborhood occupancy sits near the national midpoint with an above-median renter-occupied share, indicating a durable tenant base. Within a 3‑mile radius, household growth and a projected increase in households over the next five years point to a larger renter pool and support for occupancy stability. According to commercial real estate analysis from WDSuite, neighborhood-level rents benchmark above national medians, while ownership costs are relatively accessible versus many U.S. areas—factors that shape pricing power and retention strategy.
Access to a diversified set of large energy and services employers supports commuting convenience and leasing depth. Investors should balance these fundamentals with prudent underwriting for safety, below-average school ratings, and typical capital planning for assets of this vintage.
- Steady neighborhood occupancy and above-median renter concentration support demand depth and lease-up consistency.
- 1981 vintage offers competitive positioning versus older stock, with value-add potential through targeted modernization.
- 3‑mile household growth and projected gains expand the renter pool, supporting occupancy stability.
- Employer proximity (energy and services) underpins tenant demand and retention via commute convenience.
- Risks: safety metrics below national norms, weaker school ratings, and potential competition from for‑sale housing; underwrite security and capex accordingly.