| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 23rd | Poor |
| Amenities | 56th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3455 Fm 1960 Rd W, Humble, TX, 77338, US |
| Region / Metro | Humble |
| Year of Construction | 2008 |
| Units | 120 |
| Transaction Date | 2025-09-09 |
| Transaction Price | $8,711,500 |
| Buyer | TERRACES AT COPPER LEAF LP |
| Seller | KNIGHTSBRIDGE PARTNERS LP |
3455 FM 1960 Rd W Humble Multifamily Opportunity
Neighborhood occupancy trends point to steady income potential and a solid renter base, according to WDSuite’s CRE market data, while the 2008 vintage positions the asset competitively versus older local stock.
This Inner Suburb location in the Houston-The Woodlands-Sugar Land metro exhibits balanced livability and renter demand drivers. Amenity access sits modestly above national norms (groceries, restaurants, parks, and childcare track in the low-to-high 60s percentiles nationally), though café density is limited — suggesting everyday convenience more than lifestyle retail. Average school ratings are weak relative to both metro and national benchmarks, which may call for nuanced leasing strategies for family renters.
From an operations standpoint, neighborhood multifamily occupancy is competitive among Houston-The Woodlands-Sugar Land neighborhoods (ranked 523 of 1,491; top 28% nationally by percentile) and has improved over the last five years. The share of housing units that are renter-occupied in the neighborhood is about 46%, indicating a sizable tenant base; within a 3-mile radius, tenure is more owner-leaning, which can bolster retention for well-priced product. Median contract rents in the neighborhood have advanced meaningfully over five years, signaling pricing power when matched with appropriate value.
Demographic statistics within a 3-mile radius indicate population and household growth in recent years, with households projected to expand further through 2028. That trajectory points to a larger tenant base and supports occupancy stability for workforce-oriented floorplans. The local rent-to-income profile remains manageable by national standards, which can aid lease trade-outs without overextending affordability.
The property’s 2008 construction is newer than the neighborhood’s average vintage (1992). That recency can enhance competitive positioning versus older assets nearby, while investors should still plan for mid-life system updates and selective common-area refreshes to sustain leasing velocity.
Safety indicators for the neighborhood are mixed. Relative to the Houston-The Woodlands-Sugar Land metro, the crime rank sits around the middle of 1,491 neighborhoods, while nationally the area falls below average safety benchmarks (around the lower third by percentile). Recent estimates show year-over-year increases in both property and violent offense rates, suggesting investors should underwrite prudent security measures and pay close attention to submarket trends rather than block-level assumptions.
Proximity to major energy and healthcare corporate offices supports a broad employment base and commuter convenience that can underpin renter demand and renewals. Key nearby employers include Halliburton, McKesson Specialty Health, Anadarko Petroleum, CenterPoint Energy, and FedEx Office.
- Halliburton — oilfield services (6.1 miles) — HQ
- McKesson Specialty Health — healthcare distribution (10.7 miles)
- Anadarko Petroleum — energy E&P (10.8 miles) — HQ
- Centerpoint Energy — utilities (11.2 miles)
- FedEx Office Print & Ship Center — logistics/office services (11.5 miles)
The asset’s newer 2008 vintage, paired with neighborhood occupancy that is competitive among Houston submarkets, supports a case for durable income with selective value-add. Within a 3-mile radius, recent and projected growth in both population and households points to a deepening renter pool, while neighborhood rent levels have advanced meaningfully over five years — reinforcing the potential for disciplined pricing. According to commercial real estate analysis from WDSuite, the area’s rent-to-income profile remains relatively manageable by national standards, which can aid retention and steady lease trade-outs.
Amenity access favors essentials (groceries, pharmacies, parks, childcare) more than lifestyle retail, which aligns with workforce demand. While average school ratings and recent safety trends warrant conservative underwriting and active asset management, the combination of employment access, competitive occupancy, and a still-manageable affordability profile positions this property for resilient performance over a longer hold.
- Competitive neighborhood occupancy with five-year improvement supports income stability
- 2008 vintage offers relative competitiveness vs. older local stock with targeted mid-life upgrades
- Expanding 3-mile population and households indicate a growing renter base and leasing depth
- Essentials-forward amenities and proximity to major employers underpin workforce demand
- Risks: below-average national safety standing and weaker school ratings call for prudent operations and security planning