| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 57th | Good |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15455 Canterbury Forest Dr, Tomball, TX, 77377, US |
| Region / Metro | Tomball |
| Year of Construction | 2013 |
| Units | 120 |
| Transaction Date | 2006-11-03 |
| Transaction Price | $699,100 |
| Buyer | LEDGESTONE PARK LLC |
| Seller | 6 ACRE NW HOUSTON INVESTMENT |
15455 Canterbury Forest Dr Tomball Multifamily Investment
Neighboring submarket fundamentals point to durable renter demand and high neighborhood occupancy, according to WDSuite’s CRE market data, supporting a stable hold for a 2013-vintage, 120-unit asset.
Situated in Tomball within the Houston-The Woodlands-Sugar Land metro, the neighborhood ranks in the top quartile among 1,491 metro neighborhoods (Neighborhood Rating: A), signaling strong location fundamentals for multifamily investors. Neighborhood occupancy (measured for the neighborhood, not this property) sits at the top of the metro distribution and indicates tight conditions that can support pricing power and lease retention when managed thoughtfully.
Amenities are a relative strength: restaurants, cafes, and pharmacies index in the top quartile nationally by concentration, while grocery access is above average. Limited parks and formal childcare options nearby mean residents may rely more on private or destination amenities, a consideration for on-site programming. For investors focused on multifamily property research, these amenity patterns often translate into competitive leasing for properties offering convenience and lifestyle features.
Tenure dynamics differ by geography: within the neighborhood, the share of housing units that are renter-occupied is elevated, reinforcing depth in the local tenant base; across the 3-mile radius, the housing stock skews more owner-occupied, which can moderate competitive pressure from rental alternatives while still supplying a steady inflow of prospective renters.
Within a 3-mile radius, population and households have expanded over the last five years, and households are projected to rise materially by 2028. A concurrent decline in average household size is expected, which typically increases the number of households and broadens the renter pool. Neighborhood home values sit in a mid-range for the metro, and a rent-to-income ratio near 0.23 points to manageable affordability pressure that can support retention and measured rent growth when aligned with product quality.
Safety indicators are mixed relative to broader benchmarks. The neighborhood’s crime position sits below the national median for safety (national percentiles around the lower third), placing it closer to the less-safe end of U.S. neighborhoods while remaining competitive among many Houston-area locations. Recent year-over-year readings indicate an uptick in both property and violent offense rates, so standard risk management—lighting, access controls, and partnership with local law enforcement—remains prudent.
Investors should frame these metrics at the neighborhood scale rather than the property level and compare them against submarket leasing performance and insurance requirements. Monitoring trend direction and implementing on-site measures can help sustain leasing velocity and tenant retention even when broader statistics soften.
Proximity to major corporate operations supports commuter convenience and broadens the renter base, with nearby roles spanning technology, energy infrastructure, industrial automation, and healthcare services. The employers below are within a typical drive and can reinforce weekday demand and lease stability.
- Hewlett Packard Enterprise Customer Engagement Center — technology services (0.72 miles)
- Centerpoint Energy — energy infrastructure (4.74 miles)
- Enterprise Products — midstream energy (6.60 miles)
- Emerson Process Management — industrial automation (9.30 miles)
- McKesson Specialty Health — healthcare services (13.62 miles)
Built in 2013, the asset is newer than the neighborhood’s average vintage, offering competitive positioning versus older stock while leaving room for selective upgrades as building systems age. Tight neighborhood occupancy and an elevated renter-occupied share suggest depth in the tenant base, while mid-range home values and a rent-to-income ratio near 0.23 point to manageable affordability pressure and potential for steady retention. According to commercial real estate analysis from WDSuite, amenity density (food, cafes, pharmacies) trends above national norms, which typically supports leasing for well-managed properties.
Within a 3-mile radius, population and households have grown, with additional household growth expected through 2028; a shift toward smaller household sizes should expand the renter pool. Key risks include neighborhood-level safety readings that track below national medians and limited nearby parks/childcare, which place a premium on on-site security and amenities. Overall, the longer-term thesis centers on renter demand depth, competitive vintage, and stable pricing power supported by local context rather than short-term momentum.
- 2013 vintage positions the asset competitively versus older neighborhood stock, with selective value-add potential over time.
- Neighborhood occupancy is at the top of the metro distribution (neighborhood-level metric), supporting leasing stability and pricing power.
- Amenity concentration in food, cafes, and pharmacies is strong, aligning with resident convenience and retention.
- 3-mile demographic growth and smaller projected household sizes expand the renter pool and support absorption.
- Risk: neighborhood safety metrics trend below national medians; prioritize security, lighting, and access controls.