| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Fair |
| Demographics | 17th | Poor |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1105 Dumont St, South Houston, TX, 77587, US |
| Region / Metro | South Houston |
| Year of Construction | 1973 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1105 Dumont St, South Houston Multifamily Investment
Stabilization and value-add potential in an inner-suburban Houston location where neighborhood occupancy trends are moderate and renter demand is supported by nearby employment nodes, according to WDSuite s CRE market data.
Located in an Inner Suburb of the Houston-The Woodlands-Sugar Land metro, the neighborhood carries a C- rating and sits around the metro middle of the pack (ranked 1,235 among 1,491 neighborhoods). Local livability is mixed: restaurants index strong (around the 76th percentile nationally), while everyday conveniences like groceries and pharmacies are limited in immediate proximity. Abundant parks (about the 95th percentile nationally) improve open-space access for residents and support quality-of-life positioning.
For investors, the area s neighborhood occupancy rate is reported at 88.7% (neighborhood-level, not the property), indicating leasing conditions that require active management but can support stabilization with the right renovation and operations strategy. Median contract rents in the surrounding 3-mile radius are moderate and have trended upward over the last five years, with projections pointing to continued rent growth into the mid-term, based on CRE market data from WDSuite.
Vintage considerations matter: the property s 1973 construction is older than the neighborhood s average 1982 vintage. This typically implies near-term capital planning (exteriors, systems, and interiors) and positions the asset for targeted value-add to compete against newer stock.
Tenure patterns indicate depth for multifamily: housing units within a 3-mile radius are approximately 54% renter-occupied, supporting a sizable tenant base and ongoing leasing activity. Demographics are aggregated within a 3-mile radius and show recent population contraction, yet projections suggest an increase in total households alongside smaller average household sizes. For investors, this points to a potentially larger renter pool even if overall population trends are flat to slightly negative, which can help sustain occupancy and lease-up velocity when product is positioned correctly.
Home values in the neighborhood are relatively accessible by Houston standards, which can create some competition with entry-level ownership. However, rent-to-income metrics near the area suggest manageable affordability pressure from a landlord perspective, reinforcing the case for disciplined pricing and resident retention strategies rather than aggressive mark-to-market assumptions.
Safety indicators in this neighborhood are mixed. Relative to neighborhoods nationwide, the area s overall crime profile trends below average safety (around the 27th percentile nationally), while violent and property offense measures sit near national midpoints. Within the Houston metro, the neighborhood ranks near the middle (758 out of 1,491), indicating conditions that warrant standard risk controls such as lighting, access management, and community engagement.
Year-over-year fluctuations in reported offense rates have been noticeable at the neighborhood level. Investors should underwrite to pragmatic operating practices and consider security-forward upgrades during renovations to support resident satisfaction and retention. These are comparative signals and do not reflect block-level conditions.
Proximity to East Houston s energy and industrial corporate footprint supports a broad workforce renter base and commute convenience. Key nearby employers include Boeing as well as several energy headquarters such as Waste Management, CenterPoint Energy, Kinder Morgan, and Calpine.
- Boeing: Bay Area Building aerospace offices (9.7 miles)
- Waste Management environmental services (9.9 miles) HQ
- Centerpoint Energy utilities (10.1 miles) HQ
- Kinder Morgan midstream energy (10.1 miles) HQ
- Calpine power generation (10.1 miles) HQ
1105 Dumont St offers a 42-unit, 1973-vintage footprint in South Houston with a pragmatic value-add path. Neighborhood occupancy sits below peak levels (neighborhood-level, not the property), suggesting upside through targeted renovations, expense discipline, and leasing execution. Within a 3-mile radius, a majority of housing units are renter-occupied, indicating a durable tenant base supported by nearby corporate employment and improving amenity access to parks. According to CRE market data from WDSuite, rents in the broader area have risen over the last five years and are projected to continue advancing, which can support returns when paired with measured repositioning and attentive asset management.
Key considerations include its older vintage implying capital needs for systems and interiors and mixed neighborhood comparatives versus the metro. That said, strong park access, proximity to major employers, and a sizable renter pool point to steady demand. Forecasts for smaller household sizes alongside increased household counts in the 3-mile area suggest a potentially expanding renter pool even as overall population trends soften, supporting occupancy stability for well-managed, workforce-oriented units.
- 1973 vintage with clear value-add and systems upgrade potential
- Neighborhood occupancy below peak creates operational upside with effective leasing
- 3-mile area shows majority renter-occupied units, supporting tenant base depth
- Nearby energy and industrial employers underpin steady workforce demand
- Risk: mixed safety and amenity comparatives require prudent underwriting and community improvements