| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 72nd | Best |
| Amenities | 20th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3415 Havenbrook Dr, Kingwood, TX, 77339, US |
| Region / Metro | Kingwood |
| Year of Construction | 1984 |
| Units | 64 |
| Transaction Date | 2024-09-11 |
| Transaction Price | $13,645,800 |
| Buyer | 3415 HAVENBROOK LP |
| Seller | KINGWOOD HOUSTON OAKS LIMITED PARTNERSHI |
3415 Havenbrook Dr Kingwood Multifamily Investment
Neighborhood occupancy is exceptionally tight, supporting durable renter demand, according to WDSuite’s CRE market data. Focus for investors is on steady lease-up and retention rather than absorption risk.
Kingwood is a suburban submarket within the Houston-The Woodlands-Sugar Land metro, with neighborhood performance that is above the metro median overall (rank 520 of 1,491). Occupancy in the neighborhood is at the top of the metro’s range, indicating limited immediate availability and a backdrop conducive to rent stability and retention management rather than heavy concessions.
Schools score in the top quartile nationally (average rating near 4 out of 5), which tends to support family-oriented demand and longer tenancy profiles. Amenity density within the immediate neighborhood is limited (few cafes, groceries, or parks per square mile), pointing to a primarily car-oriented lifestyle; pharmacies are a relative strength versus national norms. For investors, thinner retail fabric nearby can be neutral to slightly negative for walkability but does not preclude leasing given suburban preferences.
Home values are elevated for the region but not extreme nationally, and value-to-income metrics suggest a more accessible ownership market than many U.S. neighborhoods. That dynamic can introduce some competition with ownership; however, it also supports higher-income renter households, reflected in neighborhood income levels that sit well above national medians. Rent-to-income indicators point to manageable affordability pressure, which can aid lease retention.
Within a 3-mile radius, demographics indicate a growing population and household base, with family households remaining a sizable share. The renter-occupied share sits around one-quarter of housing units, signaling a stable but not saturated renter pool. Looking ahead, projections within the same 3-mile radius call for additional population and household growth, implying gradual expansion of the tenant base that can support occupancy stability and measured rent growth. Construction vintage in the area skews to the early 1990s; at 1984, this property is older than the neighborhood average, creating potential value-add and capital planning opportunities to enhance competitiveness versus newer stock.
Relative to U.S. neighborhoods, this area lands below the national median on safety measures, and ranks below the metro average (crime rank 1,097 of 1,491). That places it outside the top-performing quartiles for safety, which investors should underwrite with prudent security, lighting, and property operations assumptions.
Recent year-over-year readings indicate a notable uptick in both property and violent offense estimates at the neighborhood level. While crime can be block-specific and cyclical, the directional trend suggests monitoring local data and coordinating with resident services and law enforcement partners to support retention and reputation over the hold period.
Employment access draws from nearby business services and energy, with proximity that supports commute convenience and renter retention. Notable employers include FedEx Office, Halliburton, Anadarko Petroleum, McKesson Specialty Health, and CenterPoint Energy.
- FedEx Office Print & Ship Center — business services (0.7 miles)
- Halliburton — oilfield services (12.3 miles) — HQ
- Anadarko Petroleum — energy (17.4 miles) — HQ
- McKesson Specialty Health — healthcare services (17.4 miles)
- CenterPoint Energy — utilities (22.4 miles)
This 64-unit asset at 3415 Havenbrook Dr benefits from a neighborhood with exceptionally tight occupancy, supportive school quality, and a growing 3-mile renter base. According to CRE market data from WDSuite, local rent-to-income dynamics are manageable, helping sustain leasing and renewals without outsized concessions.
Built in 1984, the property is older than the area’s early-1990s average, which creates clear value-add levers through targeted renovations, systems upgrades, and curb appeal to compete with newer stock. While the immediate amenity fabric is thinner and recent neighborhood safety readings warrant close monitoring, the employment base and suburban family appeal provide durable demand signals for a disciplined, operations-focused business plan.
- Neighborhood occupancy at the top of the metro supports pricing power and retention.
- Family-oriented demand and top-quartile school ratings underpin longer tenancy profiles.
- 1984 vintage offers renovation and operational upside versus newer competitive set.
- Expanding 3-mile population and household base enlarges the future renter pool.
- Risks: thinner walkable amenities and recent safety upticks call for proactive management.