| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 28th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8455 Will Clayton Pkwy, Humble, TX, 77338, US |
| Region / Metro | Humble |
| Year of Construction | 1983 |
| Units | 80 |
| Transaction Date | 2017-07-07 |
| Transaction Price | $10,946,300 |
| Buyer | ROCKSTAR PARKSIDE LLC |
| Seller | WOP PARKSIDE LLC |
8455 Will Clayton Pkwy Humble Multifamily Opportunity
Neighborhood occupancy trends remain steady and renter demand is deep, according to WDSuite’s CRE market data. The submarket’s renter-occupied share signals a broad tenant base that can support leasing stability through cycles.
This Inner Suburb location in the Houston-The Woodlands-Sugar Land metro carries a B- neighborhood rating (ranked 758 among 1,491 metro neighborhoods), indicating competitive fundamentals within the metro. Neighborhood occupancy is in the low 90s, suggesting stable leasing conditions rather than rapid turnover. Renter-occupied housing is prevalent (95th percentile nationally), which points to a sizeable tenant pool for multifamily operators and supports ongoing demand depth.
Livability is mixed but serviceable for workforce housing. Parks access ranks in the top quartile nationally, while grocery and restaurant density sits modestly above national midpoints; cafés and pharmacies are sparser. Average school ratings are around the national midpoint, which may sustain appeal for a range of households without being a primary draw. These features suit day-to-day needs and help retention even if they are not a premium amenity set.
Ownership costs trend elevated for the area relative to incomes (high national percentile on value-to-income), which can reinforce reliance on rentals and support pricing power when managed thoughtfully. At the same time, neighborhood rent-to-income sits in a lower national percentile, indicating measured affordability pressure that can aid renewal rates and limit concessions risk.
Within a 3-mile radius, recent population growth and an even faster increase in households expand the effective renter pool. Forward-looking data indicate households continuing to rise while average household size declines, a combination that typically supports multifamily absorption and occupancy stability. These dynamics—paired with competitive metro positioning—underscore the submarket’s practical appeal for multifamily property research.
The asset’s 1983 vintage is slightly older than the neighborhood’s average construction year (1989). Investors should plan for targeted capital projects and consider value-add upgrades to enhance competitiveness versus newer stock, particularly in unit finishes, common areas, and building systems.
Safety benchmarks are mixed. The neighborhood ranks 567 out of 1,491 metro neighborhoods for crime, making it competitive among Houston neighborhoods, yet it sits below the national median for safety (lower national percentile). Year over year, property offenses show a notable decline, and violent offense trends have modestly improved, according to WDSuite’s data.
For underwriting, prudent measures such as lighting, access control, and visibility in common areas can help support resident retention. Conditions vary by micro-area and time of day; investors typically align security enhancements with targeted operating plans rather than relying on single statistics.
The area draws on a diverse employment base with nearby energy and services offices that can support renter demand through commute convenience. Key employers include Halliburton, FedEx Office, Calpine, NRG Energy, and Targa Resources.
- Halliburton — energy services (5.9 miles) — HQ
- FedEx Office Print & Ship Center — office & services (6.3 miles)
- Calpine — power generation (16.4 miles) — HQ
- NRG Energy — power & utilities offices (16.6 miles)
- Targa Resources — midstream energy (16.7 miles) — HQ
This 80-unit asset, built in 1983, sits in a renter-heavy neighborhood with steady occupancy and a broad tenant base. Within a 3-mile radius, recent population growth and faster household growth point to a larger pool of renters, and forecasts indicate more households even as average household size trends lower—conditions that typically support absorption and retention. Elevated ownership costs in the area relative to incomes further sustain reliance on multifamily housing, while neighborhood rent-to-income metrics suggest room for disciplined rent management without overextending affordability.
Older vintage implies selective capital planning and potential value-add upside to remain competitive against newer stock. According to commercial real estate analysis from WDSuite, the submarket’s fundamentals are competitive within the Houston metro, with amenities that meet essential needs and a jobs base anchored by nearby corporate offices—factors that can underpin leasing durability through cycles.
- Renter-heavy neighborhood and stable occupancy support a dependable tenant base.
- 3-mile household growth and smaller household sizes point to ongoing multifamily demand.
- Elevated ownership costs reinforce rental reliance, aiding pricing power when managed carefully.
- 1983 vintage offers value-add pathways; plan for targeted CapEx to boost competitiveness.
- Risks: below-national-median safety and a modest amenity mix require prudent operations and security planning.