| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Good |
| Demographics | 34th | Fair |
| Amenities | 19th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20515 Aldine Westfield Rd, Humble, TX, 77338, US |
| Region / Metro | Humble |
| Year of Construction | 1980 |
| Units | 112 |
| Transaction Date | 2021-08-27 |
| Transaction Price | $9,500,000 |
| Buyer | 7C WESTFIELD LLC |
| Seller | CRESCENT COMMUNITIES OF TEXAS LLC |
20515 Aldine Westfield Rd Humble Multifamily Investment
Positioned in an inner-suburb pocket of Humble with steady renter demand and neighborhood occupancy in the low-90s, the asset benefits from a broad workforce tenant base. According to CRE market data from WDSuite, comparative affordability versus many Houston submarkets supports retention and leasing consistency.
This inner-suburb location sits within the Houston-The Woodlands-Sugar Land metro and presents a balanced workforce profile. Neighborhood occupancy is in the low-90s, which is above the metro median, indicating reasonably stable leasing conditions for multifamily operators. Median contract rents in the area trend mid-market, reinforcing a value-oriented positioning relative to core submarkets and supporting rent collections without overextending tenants.
The propertys 1980 vintage is older than the neighborhoods average construction year of 1995. For investors, that typically points to capital planning needs and potential value-add upside through targeted renovations and systems modernization to improve competitive standing versus newer stock.
Within a 3-mile radius, WDSuite data shows multi-year growth in population and households, with further expansion projected. This enlarges the tenant base and supports occupancy stability, particularly for workforce housing. Renter-occupied housing accounts for roughly one-third of units in the neighborhood, suggesting a meaningful renter concentration that can underpin demand while still competing with nearby ownership options.
Amenities are mixed: grocery and restaurant availability track near the middle of national comparisons, while cafes, parks, and pharmacies are relatively thin. Average school ratings are around the mid-range locally, which may matter for family-oriented renters but is unlikely to be the primary driver for workforce demand. Overall, the neighborhood ranks above the metro median for housing fundamentals (rank 490 of 1,491 Houston-area neighborhoods), signaling competitive positioning among peer submarkets without the pricing premiums of core nodes.
Safety indicators for the neighborhood are below national medians, with ranks that place it in the lower quartiles nationally. Within the Houston metro (1,491 neighborhoods), the area is not among the top-performing safety cohorts, and recent data indicates property offenses have trended upward year over year. Investors commonly address this profile with practical measures such as lighting, access controls, and community engagement to support resident retention and asset performance.
Framing this comparatively, the neighborhoods position suggests vigilance is warranted relative to Houstons safer submarkets, but improvements at the property level can materially influence tenant experience. Monitoring trend direction and coordinating with local resources can help mitigate risk as part of ongoing operations.
Proximity to major employers across energy, utilities, healthcare distribution, logistics, and corporate services supports a broad commuter tenant base and can aid retention through commute convenience. Nearby anchors include Halliburton, CenterPoint Energy, McKesson Specialty Health, Anadarko Petroleum, and FedEx Office.
- Halliburton energy services (5.7 miles) HQ
- Centerpoint Energy utilities (10.8 miles)
- McKesson Specialty Health healthcare distribution (11.1 miles)
- Anadarko Petroleum oil & gas (11.2 miles) HQ
- FedEx Office Print & Ship Center logistics & office services (11.8 miles)
The 112-unit asset offers scale in a workforce-oriented submarket where neighborhood occupancy holds in the low-90s and rents track mid-market for Houston. Based on CRE market data from WDSuite, the surrounding 3-mile area has seen rising population and household counts with additional growth projected, expanding the renter pool and supporting leasing stability. Median home values nearby are comparatively accessible for the metro, which can temper extreme pricing power but also sustain steady demand for professionally managed rentals.
Built in 1980, the property is older than the neighborhood average vintage of 1995. That age gap can translate into a clear value-add path through unit/interior upgrades and common-area improvements, alongside selective systems work to sharpen the assets competitive position against newer stock. Key considerations include measured capex planning, consistent operations, and security enhancements aligned with the areas safety profile.
- Workforce location with above-metro-median housing fundamentals and stable neighborhood occupancy
- 3-mile population and household growth expanding the tenant base and supporting retention
- 1980 vintage offers value-add and systems-upgrade opportunities to enhance competitiveness
- Proximity to diversified employers supporting commute convenience and leasing depth
- Risks: below-median safety metrics and thinner amenity mix may require operational focus