| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 44th | Fair |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4004 Vista Rd, Pasadena, TX, 77504, US |
| Region / Metro | Pasadena |
| Year of Construction | 1994 |
| Units | 73 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4004 Vista Road Pasadena TX Multifamily Investment
The neighborhood maintains 89.4% occupancy with 69% renter-occupied units, supporting demand stability in an established Houston inner suburb according to WDSuite's CRE market data.
This 73-unit property sits in an inner suburb neighborhood ranking above metro median among 1,491 Houston-area neighborhoods, with a B+ rating based on market fundamentals. Built in 1994, the property is 10 years newer than the neighborhood average construction year of 1984, positioning it competitively against older housing stock while maintaining value-add potential through targeted system upgrades and unit renovations.
The neighborhood demonstrates strong rental market dynamics with 69% renter-occupied housing units, ranking in the top quartile nationally and supporting consistent tenant demand. Demographic data aggregated within a 3-mile radius shows household growth of 5% over five years alongside population stability, indicating smaller household sizes and sustained demand for rental units. Median contract rents of $1,136 have increased 37% over five years, while the rent-to-income ratio of 0.25 suggests manageable affordability pressure for tenant retention.
Local amenities support resident retention with high childcare and pharmacy density ranking in the 99th percentile nationally, though dining and entertainment options remain limited. Schools average 3.0 out of 5 stars, placing the area above metro median for family-oriented renters. Home values of $229K have declined 14% over five years, reinforcing rental demand as ownership costs remain elevated relative to local incomes.
Looking forward, demographic projections within the 3-mile radius indicate household count expansion of 38% through 2028, driven by continued population growth and evolving household formation patterns. This expansion supports long-term rental demand while median household incomes are projected to increase 19% to $72K, potentially improving tenant quality and lease pricing power.
The neighborhood demonstrates above-average safety metrics with a crime rank of 189 out of 1,491 Houston-area neighborhoods, placing it in the 68th percentile nationally. Property crime rates of 7.9 per 100K residents rank in the 93rd percentile nationwide, indicating strong asset protection fundamentals for multifamily investments.
Violent crime rates remain moderate at 18.3 per 100K residents, ranking in the 60th percentile nationally. Both property and violent crime rates have declined over the past year by 8.4% and 22.3% respectively, suggesting improving neighborhood conditions that support tenant retention and lease-up velocity.
The surrounding employment base centers on aerospace, energy infrastructure, and waste management operations that provide workforce housing demand within commuting distance of major Houston-area corporate offices.
- Boeing: Bay Area Building — aerospace manufacturing (6.8 miles)
- Calpine Turbine Maintenance Group — energy services (7.8 miles)
- Air Products — industrial gases (11.9 miles)
- Waste Management — waste services (12.7 miles) — HQ
- Calpine — power generation (13.0 miles) — HQ
This 73-unit property offers stable cash flow fundamentals in a neighborhood with 89.4% occupancy and strong renter concentration of 69%, ranking in the top quartile nationally. The 1994 construction vintage provides modernization upside while remaining competitive against the area's older housing stock. Demographic growth within a 3-mile radius projects 38% household expansion through 2028, supporting long-term tenant demand as median incomes rise 19% to $72K.
According to CRE market data from WDSuite, the area benefits from proximity to major energy and aerospace employers within 7-13 miles, including Boeing and multiple Fortune 500 headquarters. Strong safety metrics with crime rates in the 68th percentile nationally and declining trends support tenant retention, while manageable rent-to-income ratios of 0.25 indicate sustainable affordability for the local workforce.
- High renter concentration at 69% creates consistent tenant demand
- Neighborhood occupancy of 89.4% demonstrates market stability
- 1994 vintage offers value-add potential through targeted improvements
- Projected 38% household growth supports long-term rental demand
- Risk: Limited dining and entertainment amenities may affect tenant appeal