| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Good |
| Demographics | 42nd | Fair |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7103 Oakwood Glen Blvd, Spring, TX, 77379, US |
| Region / Metro | Spring |
| Year of Construction | 1979 |
| Units | 101 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7103 Oakwood Glen Blvd, Spring TX — 101-Unit Value-Add Multifamily
Renter demand is supported by a high renter-occupied share in the surrounding neighborhood and steady occupancy, according to WDSuite’s CRE market data, positioning this asset for disciplined operations.
Located in Spring within the Houston-The Woodlands-Sugar Land metro, the neighborhood scores a B rating and functions as an inner suburb that draws working households. Neighborhood occupancy is reported at 91.6%, a level that supports leasing continuity without relying on aggressive concessions, based on CRE market data from WDSuite.
The tenant base is deep: WDSuite data indicates 58.2% of housing units in the neighborhood are renter-occupied, signaling a sizable pool of prospective residents and potential for stable absorption. Within a 3-mile radius, households grew and are projected to expand further, with forecasts pointing to population growth and a larger household count over the next five years — developments that typically support occupancy stability and pricing power for professionally managed multifamily.
Rent levels are competitive for the metro: the neighborhood’s median contract rent sits around the low-$1,300s today with WDSuite’s forecast indicating continued rent growth over the next five years. With a rent-to-income ratio around 0.22, current affordability pressure appears manageable, which can aid retention and reduce turnover risk for operators.
Local amenities are mixed. Cafes and childcare access test above national norms (both near the top quartile nationally by density), while grocery, pharmacy, and parks are limited within the neighborhood footprint — suggesting residents may rely on nearby corridors for daily needs. Home values in the area are moderate for the region, which can lessen competition from ownership and help sustain renter reliance on multifamily housing. The neighborhood’s average construction vintage skews newer than this property, creating a clear positioning case for targeted upgrades.
Safety trends should be evaluated with standard operating controls. Relative to neighborhoods nationwide, WDSuite indicates this area sits below the national median for safety (national crime percentile in the lower third), while its metro rank is around the middle of 1,491 Houston-area neighborhoods. Year-over-year readings show an uptick in both property and violent offense rates, so investors may consider measures such as lighting, access control, and partnership with local patrols as part of asset management.
As always, crime patterns can vary by block and over time. Underwriting should use current local reports and management best practices to calibrate security spend and tenant experience expectations.
Proximity to major employers supports weekday traffic and leasing durability, particularly among professional and operations staff. Nearby anchors include Hewlett Packard Enterprise, CenterPoint Energy, Enterprise Products, McKesson Specialty Health, and Anadarko Petroleum.
- Hewlett Packard Enterprise Customer Engagement Center — technology services (4.65 miles)
- Centerpoint Energy — utilities (5.56 miles)
- Enterprise Products — midstream energy (8.28 miles)
- McKesson Specialty Health — healthcare distribution (10.00 miles)
- Anadarko Petroleum — energy (10.22 miles) — HQ
Constructed in 1979, this 101-unit community is older than the neighborhood’s average stock, creating a straightforward value-add path through selective renovations and systems upgrades that can sharpen its competitive position against 1990s-and-newer product. The surrounding neighborhood shows a high renter-occupied share and a reported 91.6% occupancy, providing depth to the tenant base and a backdrop for steady leasing. Within a 3-mile radius, WDSuite points to population and household growth now and in the forecast period, which supports long-term demand for rental units.
Rents benchmark in the low-$1,300s today with forecasts indicating growth ahead; coupled with a rent-to-income ratio near 0.22, operators can balance revenue management with retention. According to CRE market data from WDSuite, the area’s amenity mix and employer access are favorable for workforce and professional renters, though security planning remains an essential operating consideration given below-median national safety percentiles.
- Older 1979 vintage supports value-add and capex-driven repositioning
- High neighborhood renter concentration and reported 91.6% occupancy underpin demand depth
- 3-mile population and household growth outlook supports leasing and rent growth
- Employer proximity (tech, energy, healthcare) bolsters weekday traffic and retention
- Risk: below-median national safety metrics warrant active security and Opex planning