| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Best |
| Demographics | 44th | Fair |
| Amenities | 68th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 611 James St, Tomball, TX, 77375, US |
| Region / Metro | Tomball |
| Year of Construction | 1976 |
| Units | 24 |
| Transaction Date | 1998-10-08 |
| Transaction Price | $483,000 |
| Buyer | DEERWOOD HOMES |
| Seller | ANTERO HOLDINGS LTD |
611 James St, Tomball TX Multifamily Investment
Neighborhood occupancy is high and renter demand is deep in this inner-suburban pocket, according to WDSuite’s CRE market data, supporting stable income performance at the submarket level. Metrics cited for occupancy and renter concentration reflect neighborhood conditions, not this specific property.
The surrounding neighborhood earns an A- rating and ranks within the top quartile among 1,491 Houston metro neighborhoods, indicating competitive fundamentals for Class B/C multifamily. Occupancy across the neighborhood is strong (nationally above the median), and the share of renter-occupied units is high, signaling a sizable tenant base that can support leasing stability.
Daily-needs amenities are accessible: grocery and pharmacy density sit in the top decile nationally for neighborhoods, with cafes and restaurants also above national medians. While dedicated parks are limited locally, the area’s retail and services mix supports renter convenience and day-to-day livability, a positive for retention.
Homeownership costs in the neighborhood trend elevated relative to incomes (high national percentile for value-to-income), which typically sustains reliance on rental housing and can aid pricing power for well-positioned units. Median contract rents sit near the national middle, providing room for value-oriented renovations to compete on quality rather than price alone.
Within a 3-mile radius, WDSuite’s data shows households and population expanding, with households projected to grow substantially through 2028 and population rising by more than 20%. This points to a larger tenant base and supports occupancy stability over the medium term. Note that tenure within 3 miles tilts more owner-occupied over time, but total household growth still expands the absolute pool of renters.
The property’s 1976 vintage is older than the neighborhood’s average construction year. For investors, that typically implies capital planning for building systems and interiors, but also creates value-add potential to reposition units against a supply pool that skews newer.
Safety indicators are mixed but trending in a favorable direction. Overall crime performance sits modestly above national norms for neighborhoods, while specific violent and property offense benchmarks remain below national medians. Year over year, both categories show notable declines, a positive directional signal to monitor for sustained improvement.
Compared with the broader Houston metro, the neighborhood is competitive on safety, and recent momentum suggests improving conditions. Investors should underwrite to current realities while recognizing the trajectory, using professional diligence to assess block-level dynamics and property-specific measures.
Nearby corporate employment spans technology, healthcare distribution, energy, and utilities, supporting renter demand through a diverse white-collar and operations workforce. The employers below anchor commute-based leasing and can aid retention for workforce-oriented units.
- Hewlett Packard Enterprise Customer Engagement Center — technology (7.3 miles)
- McKesson Specialty Health — healthcare distribution (10.7 miles)
- Anadarko Petroleum — energy (10.9 miles) — HQ
- Centerpoint Energy — utilities (11.0 miles)
- Enterprise Products — midstream energy (13.2 miles)
611 James St offers a small-scale value-add opportunity in an inner-suburban Houston metro neighborhood with solid renter fundamentals. Neighborhood occupancy is strong, renter concentration is high, and daily-needs amenities are robust, supporting income stability and lease retention. The 1976 construction suggests near- to medium-term capital needs but also meaningful repositioning potential versus a neighborhood stock that skews newer. According to CRE market data from WDSuite, the area’s ownership costs relative to incomes remain elevated, which typically reinforces reliance on multifamily housing and supports pricing power for competitive units.
Within a 3-mile radius, population and household counts are projected to rise materially through 2028, expanding the tenant base and supporting sustained occupancy. While tenure nearby is forecast to tilt more toward ownership, the net increase in households still adds renters to the market. Investors should balance the value-add upside against capex requirements and monitor neighborhood safety indicators, which have recently improved.
- High neighborhood occupancy and strong renter-occupied share support stable leasing
- 1976 vintage creates value-add and repositioning potential versus newer local stock
- Amenity access (grocery, pharmacy, dining) aids retention and day-to-day livability
- 3-mile population and household growth expand the tenant base over the next cycle
- Risks: older systems and potential tenure shift toward ownership; continue to track safety trends