| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Good |
| Demographics | 51st | Good |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20400 Saums Rd, Katy, TX, 77449, US |
| Region / Metro | Katy |
| Year of Construction | 2007 |
| Units | 78 |
| Transaction Date | 2007-06-20 |
| Transaction Price | $6,250,000 |
| Buyer | PROVIDENCE PLACE HOUSING WEST LTD |
| Seller | BLAZER LAND LLC |
20400 Saums Rd Katy Multifamily Investment Near Energy Employers
Neighborhood multifamily occupancy is competitive among Houston neighborhoods, supporting steady leasing dynamics according to WDSuite’s CRE market data. Positioning near major West Houston employment centers underpins renter demand while keeping pricing power grounded in middle‑market fundamentals.
Located in an Inner Suburb of the Houston metro, the property benefits from neighborhood occupancy that is competitive among 1,491 metro neighborhoods and above national averages, supporting day‑to‑day leasing stability. Median contract rents in the area sit in the middle of the market, and the low rent‑to‑income burden locally points to manageable affordability pressure and potential retention advantages for operators.
Local amenities skew practical: grocery access and childcare density rank well versus both metro peers and the nation, while parks, pharmacies, and cafes are less prevalent. Average school ratings in the area are around the metro median, suggesting mixed education options that may matter for family‑oriented renter segments.
Within a 3‑mile radius, demographics indicate a growing tenant base: population increased in recent years, households expanded at a faster pace, and forecasts point to further household growth alongside smaller average household size — conditions that typically expand the renter pool and support occupancy stability. Renter‑occupied housing within this 3‑mile area accounts for roughly one‑third of units, providing depth for multifamily demand without overwhelming supply.
Vintage matters for strategy: built in 2007 versus a neighborhood average around 2010, the asset is slightly older than nearby product. Investors should underwrite ongoing capital planning and selective renovations to keep finishes and systems competitive against newer stock, while targeting value‑add opportunities aligned with local rent positioning.
Safety metrics for the neighborhood trend below national medians, with violent and property offense rates placing in lower national percentiles. That said, recent data show property offenses moving downward year over year, which is a constructive directional signal. Investors should account for security measures, insurance, and tenant communications as part of operating plans, and compare trends with nearby Houston submarkets when setting underwriting assumptions.
Proximity to major corporate employers in West Houston supports a broad commuter renter base and helps stabilize leasing through job cycles. Notable nearby employers span energy, food distribution, and diversified automotive retail, all within a commutable radius.
- Conocophillips — energy HQ (6.9 miles) — HQ
- Sysco — food distribution HQ (7.3 miles) — HQ
- Phillips 66 — energy HQ (11.0 miles) — HQ
- Group 1 Automotive — automotive retail HQ (11.3 miles) — HQ
- Emerson Process Management — industrial technology offices (11.8 miles)
This 2007‑vintage, mid‑scale multifamily asset is positioned in a Houston Inner Suburb where neighborhood occupancy is competitive among metro peers and rent levels track the middle of the market — a setup that can support stable cash flow. According to CRE market data from WDSuite, local rent‑to‑income levels are favorable for retention, while the 3‑mile area shows recent population growth and a faster increase in households, indicating a larger tenant base and sustained demand for rental units. Slightly older vintage than nearby product suggests room for targeted value‑add to defend positioning against newer deliveries.
Key considerations include below‑median safety metrics (with recent improvement in property offenses), uneven access to certain amenities like parks and pharmacies, and school quality that varies across the area. Proximity to major employers along the Energy Corridor and West Houston corporate nodes provides a commuting workforce that can anchor leasing through cycles.
- Competitive neighborhood occupancy and middle‑market rents support day‑to‑day leasing stability
- 3‑mile population and household growth expand the renter pool and underpin demand
- 2007 vintage offers scope for selective renovations to enhance positioning vs. newer stock
- Proximity to major West Houston employers supports retention and leasing through cycles
- Risks: below‑median safety metrics, amenity gaps (parks/pharmacies), and variable school quality warrant underwriting discipline