| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 46th | Fair |
| Amenities | 50th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15116 Mesa Dr, Humble, TX, 77396, US |
| Region / Metro | Humble |
| Year of Construction | 2003 |
| Units | 114 |
| Transaction Date | --- |
| Transaction Price | $11,157,600 |
| Buyer | CFC MANAGEMENT LLC |
| Seller | CHATEAU FALL CREEK LLC |
15116 Mesa Dr, Humble TX Multifamily Investment
Neighborhood multifamily occupancy is high and stable, according to WDSuite’s CRE market data, supporting consistent renter demand for a 114-unit asset at this address.
The property sits in an Inner Suburb of the Houston metro that is competitive among 1,491 metro neighborhoods (overall rank 485). Local livability is balanced: cafes and restaurants score in the top quartile nationally, while everyday retail access like groceries trends above average. Park and pharmacy density are limited, so residents may rely more on nearby commercial corridors for recreation and services.
For investors, the clearest strength is rental performance: the neighborhood s occupancy rate is 96.6% and ranks in the top quartile among 1,491 metro neighborhoods, a constructive read-through for lease-up and retention. Median contract rents benchmark above national medians (73rd percentile), while rent-to-income sits around the national midpoint, suggesting manageable affordability pressure that can support pricing without overextending renewal risk.
Tenure within a 3-mile radius skews majority owner-occupied today (about 36.5% renter-occupied units), with forecasts indicating a higher renter concentration ahead. That shift, alongside household growth in the area, points to a larger tenant base and supports occupancy stability for multifamily assets.
Home values track near national midpoints and the local value-to-income ratio trends lower than many U.S. neighborhoods, which can create some competition from ownership options. In practice, this tends to reward well-located properties with convenience, amenities, and professional management that sustain leasing velocity and retention. Average school ratings are below national norms, which can matter for family-oriented demand; properties serving workforce renters may see steadier performance tied to commute convenience and service/industrial employment nearby.
Safety indicators for the neighborhood are below national percentiles, reflecting higher reported incidents than many U.S. areas. Within the metro, crime ranks around the middle of 1,491 neighborhoods, indicating conditions that are neither outlier-high nor best-in-class.
Recent trends show improvement: violent offense estimates declined year over year, and property offense rates edged lower as well. For investors, this trajectory suggests monitoring is warranted, but the directionality is constructive compared with prior-year readings.
Proximity to major energy and utilities employers underpins workforce housing demand and supports lease retention through commute convenience, including Halliburton, Calpine, NRG Energy, Kinder Morgan, and CenterPoint Energy.
- Halliburton — oilfield services (4.4 miles) — HQ
- FedEx Office Print & Ship Center — logistics & office services (8.9 miles)
- Calpine — power generation (13.6 miles) — HQ
- NRG Energy — utility and retail energy (13.9 miles)
- Kinder Morgan — midstream energy (13.9 miles) — HQ
Built in 2003, the asset is slightly older than the neighborhood s average vintage, creating a practical path for targeted value-add and capital planning (exteriors, common areas, or systems) while competing against a relatively young suburban stock. Neighborhood multifamily occupancy sits in the top quartile among 1,491 metro neighborhoods, and median rents benchmark above national medians—an attractive setup for income stability with measured pricing power.
Within a 3-mile radius, population and household counts have grown and are projected to continue rising, pointing to renter pool expansion and support for sustained occupancy. Ownership is comparatively attainable in this submarket, which can create competition from for-sale housing; however, commute-oriented locations near major employers and professional management often sustain leasing velocity. According to CRE market data from WDSuite, the area s rent-to-income sits near national midpoints, balancing growth potential with retention considerations.
- High neighborhood occupancy supports income stability and lease renewals
- 2003 vintage offers clear value-add angles with targeted CapEx
- Growing 3-mile population and households expand the tenant base
- Proximity to large energy and utility employers supports workforce demand
- Risks: below-average school ratings, safety metrics below national percentiles, and competition from attainable ownership options