| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 32nd | Fair |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7150 Foxbrick Ln, Humble, TX, 77338, US |
| Region / Metro | Humble |
| Year of Construction | 2004 |
| Units | 120 |
| Transaction Date | 2005-09-21 |
| Transaction Price | $13,475,000 |
| Buyer | TJD TEXAS ENTERPRISES LLC |
| Seller | RVSW LLC |
7150 Foxbrick Ln, Humble TX — Suburban Multifamily Opportunity
Positioned in an inner-suburb pocket of the Houston MSA with steady neighborhood occupancy and a deep renter base, this asset benefits from service-rich retail corridors nearby and improving crime trends, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb of the Houston–The Woodlands–Sugar Land metro with a B neighborhood rating and performance that is above the metro median (rank 714 out of 1,491 neighborhoods). Investor takeaways center on stable renter demand, supported by neighborhood occupancy around the mid‑90s and a renter-occupied share near six in ten housing units — indicating a sizable tenant base for multifamily.
Daily-life amenities skew toward food and services: the neighborhood ranks in the top national percentiles for cafes and restaurants, which helps with resident convenience and leasing appeal. By contrast, grocery, park, and pharmacy density within the neighborhood footprint is limited, so residents often rely on adjacent corridors — a consideration for marketing and wayfinding rather than a structural demand headwind.
Vintage considerations: built in 2004, the asset is newer than the neighborhood’s average construction year of 1998. That positioning typically supports competitive standing versus older stock while still warranting attention to mid‑life systems and common-area refreshes as part of capital planning.
Within a 3‑mile radius, demographics show population and household growth over the past five years with further gains projected, pointing to renter pool expansion. Median incomes are solid for the area and rent-to-income ratios near one‑fifth suggest manageable affordability pressure today, which can support retention and occupancy stability even as rents trend higher over time.
Safety indicators are comparatively favorable versus national norms: violent and property offense metrics score in the top quintile nationally, and both show notable year‑over‑year improvement, based on WDSuite’s CRE market data. That positioning is competitive among Houston neighborhoods (1,491 total), supporting leasing narratives focused on stability rather than block‑level claims.
Investors should continue to monitor submarket trends and onsite security practices, but the recent trajectory — particularly the decline in estimated offense rates — aligns with improved operating predictability.
Proximity to major corporate employers underpins workforce renter demand and commute convenience, including Halliburton, FedEx, McKesson Specialty Health, Anadarko Petroleum, and CenterPoint Energy.
- Halliburton — energy services (5.1 miles) — HQ
- FedEx Office Print & Ship Center — business services (8.3 miles)
- McKesson Specialty Health — healthcare distribution (13.4 miles)
- Anadarko Petroleum — energy (13.5 miles) — HQ
- Centerpoint Energy — utilities (14.1 miles)
This 120‑unit, early‑2000s asset in Humble benefits from neighborhood occupancy in the upper national percentiles and a renter‑occupied housing share that signals depth of demand. According to CRE market data from WDSuite, the surrounding neighborhood ranks above the metro median and exhibits strong food‑service amenity density, while recent safety metrics have improved — helpful for leasing stability and renewal conversations. The 2004 vintage is newer than the local average, offering competitive positioning versus older stock, with a practical path for mid‑life system updates and selective value‑add.
Within a 3‑mile radius, population and households have grown and are projected to increase further, pointing to a larger tenant base over the hold period. Income levels support current asking rents, and rent‑to‑income ratios near one‑fifth indicate manageable affordability pressure today. Watch for modest friction from limited in‑neighborhood grocery and park access and potential competition from relatively accessible ownership options, but overall fundamentals support durable occupancy and pricing power over time.
- Stable renter demand: neighborhood occupancy in strong national percentiles and sizable renter‑occupied share
- Location fundamentals: top‑tier cafe/restaurant density and improving safety trends support leasing
- 2004 vintage: competitive versus older neighborhood stock with scope for mid‑life upgrades/value‑add
- Demand outlook: 3‑mile population and household growth indicate renter pool expansion
- Risks: limited in‑neighborhood grocery/park options and ownership alternatives may temper pricing at the margin