| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 40th | Fair |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 19700 Whitaker Dr, Humble, TX, 77338, US |
| Region / Metro | Humble |
| Year of Construction | 1984 |
| Units | 100 |
| Transaction Date | 2008-08-20 |
| Transaction Price | $4,035,000 |
| Buyer | Park Partners, LLP |
| Seller | AIMCO |
19700 Whitaker Dr Humble Multifamily Investment
Renter-occupied housing is prevalent in the surrounding neighborhood, supporting a deeper tenant base and steady leasing, according to WDSuite’s CRE market data. Neighborhood occupancy trends sit near the metro middle, suggesting stable demand with room for operational upside.
Located in an Inner Suburb of the Houston-The Woodlands-Sugar Land metro, the neighborhood carries a C+ rating and places above the metro median overall (rank 899 of 1,491). For investors, this points to workable fundamentals rather than premium positioning, with performance driven by everyday renter demand rather than discretionary lifestyle appeal.
Renter concentration is high: roughly three-quarters of housing units are renter-occupied (rank 87 of 1,491; top decile nationally). This depth of renters supports multifamily demand and can help sustain occupancy through cycles, though effective management remains key for retention. Neighborhood occupancy is 91.3%, placing it around the metro median, which aligns with steady but competitive leasing conditions.
Amenity access is mixed. Restaurants score in the top quartile nationally (77th percentile), while grocery availability sits around the national midpoint and pharmacies trend above average (68th percentile). Cafés, parks, and childcare are sparse, which may limit lifestyle-driven premiums but aligns with workforce housing dynamics where value, commute convenience, and basic retail access matter most.
The property’s 1984 vintage is older than the neighborhood’s average construction year of 1997. That age profile implies targeted capital planning and presents value-add potential through interior upgrades and systems modernization to compete with newer stock while managing capex.
Within a 3-mile radius, demographics indicate population growth over the last five years with a faster increase in households, and WDSuite data projects further gains in both households and incomes. This trajectory expands the local renter pool and supports occupancy stability and rent growth potential for well-positioned assets.
Home values in the neighborhood are lower than national norms (24th percentile), which can make ownership relatively accessible. For multifamily, that dynamic can introduce modest competition with entry-level ownership, making community quality, management, and value-add execution important to sustain pricing power and lease retention.
Safety indicators trend weaker than both national and metro benchmarks. The neighborhood’s crime rank sits in the lower half of Houston’s 1,491 neighborhoods (rank 1,050 of 1,491), and national safety percentiles are low, indicating higher reported crime relative to many U.S. neighborhoods. Investors typically account for this with prudent security measures, resident engagement, and underwriting that reflects potential operating costs.
Framing this comparatively, the area is not among the top quartile nationally for safety and falls below the metro average. Operators often focus on lighting, access control, and community standards to support resident experience and retention while monitoring trend direction over time using consistent data sources.
Proximity to energy and corporate services anchors supports a broad commuter tenant base and helps leasing stability. Key nearby employers include Halliburton, FedEx Office, McKesson Specialty Health, Anadarko Petroleum, and CenterPoint Energy.
- Halliburton — energy services (6.0 miles) — HQ
- FedEx Office Print & Ship Center — corporate services (6.3 miles)
- McKesson Specialty Health — healthcare distribution (15.2 miles)
- Anadarko Petroleum — energy (15.2 miles) — HQ
- Centerpoint Energy — utilities (16.3 miles)
This 100-unit 1984 asset sits in a renter-heavy Inner Suburb where occupancy trends hover around the metro middle and dining access scores well compared to national peers. The older vintage suggests clear value-add levers—interior updates and targeted systems improvements—to strengthen competitive positioning against newer stock. According to CRE market data from WDSuite, the surrounding neighborhood’s renter concentration is among the highest in the metro, supporting demand depth and leasing durability.
Within a 3-mile radius, recent population gains and a larger increase in households, with forecasts indicating further growth and rising incomes, point to a larger tenant base over the medium term. At the same time, relatively low neighborhood home values can introduce competition from ownership, and safety indicators warrant conservative underwriting and operational attention. Managing rent-to-income affordability and elevating community quality become important to drive retention and steady NOI.
- High renter-occupied share supports depth of tenant base and occupancy durability.
- 1984 vintage creates value-add potential via interior and systems upgrades.
- 3-mile household growth and income gains expand the qualified renter pool.
- Restaurant access is strong relative to national peers, aiding day-to-day livability.
- Risks: below-average safety metrics, accessible ownership alternatives, and affordability management.