| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 40th | Fair |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9850 J M Hester St, Humble, TX, 77338, US |
| Region / Metro | Humble |
| Year of Construction | 2004 |
| Units | 75 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9850 J M Hester St Humble Multifamily Investment
Neighborhood occupancy and renter demand indicators point to steady leasing potential in this inner-suburban pocket of Humble, according to WDSuite’s CRE market data. Metrics cited below reflect neighborhood conditions rather than performance of the property itself.
Positioned in an inner-suburban area of the Houston metro, the neighborhood shows a renter base deep enough to support leasing, with roughly half of housing units within a 3-mile radius renter-occupied. That renter concentration helps sustain demand for multifamily units and broadens the potential tenant pool for a 75‑unit property.
Households within 3 miles have increased over the past five years and are projected to rise further by 2028, expanding the local renter pool and supporting occupancy stability. Population is also projected to grow, while average household size trends slightly smaller, which can translate into more households seeking apartments.
Amenity access is mixed: restaurant presence is comparatively stronger than many neighborhoods nationally, while parks and cafes are limited. Grocery and pharmacy access track closer to national mid-range levels. These dynamics generally favor workforce housing with car-based lifestyles typical of inner suburbs.
From a cost-to-rent perspective, neighborhood indicators suggest manageable pricing power with some affordability considerations to monitor. Median contract rents within 3 miles have risen in recent years and are forecast to continue growing, which can support revenue, but operators should balance rent steps with retention strategies to limit turnover.
Safety indicators for the immediate neighborhood trend weaker than many parts of the Houston metro and fall below national averages, signaling elevated crime relative to stronger-ranked areas. The neighborhood’s crime rank sits in the lower tier (1050 out of 1,491 metro neighborhoods), so investors should underwrite security, lighting, and property management presence as part of operations.
While trends can evolve with local enforcement and community engagement, positioning and asset management plans that emphasize access control, visibility, and resident services typically help support retention and limit avoidable loss. Comparisons are neighborhood-wide and not specific to this property.
Nearby employers in energy, logistics, healthcare distribution, and utilities provide a diverse employment base that can support renter demand and commute convenience for residents. Key nodes include Halliburton, FedEx Office, McKesson Specialty Health, Anadarko Petroleum, and CenterPoint Energy.
- Halliburton — energy services (5.9 miles) — HQ
- FedEx Office Print & Ship Center — office & logistics services (6.3 miles)
- McKesson Specialty Health — healthcare distribution (15.5 miles)
- Anadarko Petroleum — oil & gas (15.5 miles) — HQ
- Centerpoint Energy — utilities (16.4 miles)
The 75‑unit asset, built in 2004, is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while still allowing for targeted value-add through interior refreshes and systems planning over the hold. According to CRE market data from WDSuite, neighborhood occupancy is near national mid-range levels, and the surrounding 3‑mile area shows rising household counts and continued growth expectations through 2028, supporting a larger tenant base and steadier lease-up.
Local cost-to-rent signals and recent rent growth suggest potential for disciplined pricing power, though operators should pair rent steps with retention tactics given neighborhood safety readings and varying amenity depth. Proximity to established energy and corporate employers underpins weekday demand and can help stabilize occupancy through economic cycles.
- 2004 construction offers competitive positioning versus older neighborhood stock with selective value-add potential
- Household growth within 3 miles expands the renter pool and supports occupancy stability through 2028
- Employer proximity across energy, logistics, and utilities supports weekday demand and resident retention
- Pricing power is possible with prudent lease management given rising rents and income trends
- Risks: below-average neighborhood safety and uneven amenity depth require active management and security planning