| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 58th | Good |
| Amenities | 49th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 900 Hicks St, Tomball, TX, 77375, US |
| Region / Metro | Tomball |
| Year of Construction | 1979 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
900 Hicks St, Tomball TX Multifamily Value-Add Opportunity
Neighborhood occupancy sits around the low‑90s, supporting steady leasing and retention, according to WDSuite’s CRE market data. With Tomball’s suburban fundamentals and proximity to major employers, this asset offers durable renter demand with room to enhance income through targeted improvements.
Situated in Tomball’s inner‑suburban fabric of the Houston-The Woodlands-Sugar Land metro, the neighborhood is competitive among Houston-The Woodlands-Sugar Land neighborhoods (neighborhood rank 350 out of 1,491) and carries an A- rating. Rents in the area trend above national medians (national percentile in the low‑60s), while neighborhood occupancy is in the low‑90s—conditions that generally support pricing power without pushing turnover materially higher, based on CRE market data from WDSuite.
Livability signals are balanced: restaurants and pharmacies index in the low‑70s nationally, while grocery access sits around the mid‑60s. Childcare density is a relative strength (mid‑80s percentile nationally), but cafes and parks are limited, which can modestly cap lifestyle appeal versus top‑amenity submarkets.
Schools are a bright spot, with the average rating landing in the top quartile nationally. This tends to support family‑oriented renter demand and longer tenures within stabilized properties, particularly for well‑maintained Class B communities.
Tenure dynamics suggest a deep renter pool: the neighborhood’s share of renter‑occupied housing is elevated relative to the nation (mid‑80s percentile), implying a broad base of prospective tenants for small and mid‑sized multifamily. Median home values sit modestly above national norms, which—paired with a rent‑to‑income profile near the national middle—supports lease retention without outsized affordability pressure.
Demographic statistics aggregated within a 3‑mile radius indicate recent population growth with faster household formation, and forecasts point to further increases in both households and incomes over the next five years. A larger, higher‑earning tenant base typically supports occupancy stability and measured rent growth; however, projections also show a tilt toward ownership in the wider area, which investors should monitor for competitive positioning.
The property’s 1979 vintage is older than the neighborhood’s average construction year (late‑1980s). That creates a clear value‑add path: exterior refresh, unit renovations, and system upgrades can help narrow the competitiveness gap versus newer stock and capture incremental rent while supporting retention.
Safety metrics compare favorably in a national context, with the neighborhood landing above the U.S. average (around the low‑60s percentile nationwide). Recent trend data indicates notable year‑over‑year improvement in both violent and property offense rates, reinforcing a directional tailwind for perception and leasing.
At the metro level, conditions can vary by block and corridor; investors should underwrite with localized comps and on‑the‑ground diligence. The broader takeaway is that current readings place the area better than many neighborhoods nationwide, with improvements that have been sustained in the most recent annual data from WDSuite.
Nearby corporate anchors provide a diversified employment base that supports renter demand and commute convenience for workforce and professional tenants, including Hewlett Packard Enterprise, McKesson, Anadarko Petroleum, CenterPoint Energy, and Enterprise Products.
- Hewlett Packard Enterprise Customer Engagement Center — technology services (7.9 miles)
- McKesson Specialty Health — healthcare distribution (10.9 miles)
- Anadarko Petroleum — energy (11.1 miles) — HQ
- Centerpoint Energy — utilities (11.7 miles)
- Enterprise Products — midstream energy (13.8 miles)
This 20‑unit, 1979 vintage community aligns with a neighborhood that posts low‑90s occupancy and a renter‑occupied share well above national norms—signals of demand depth and leasing durability. According to CRE market data from WDSuite, amenity access is balanced with strong childcare and school scores, while restaurants and daily‑needs retail index above average nationally. Median home values sit modestly above U.S. levels and rent‑to‑income appears manageable, supporting retention alongside value‑oriented positioning.
Forward indicators within a 3‑mile radius point to population and household growth with rising incomes, expanding the qualified renter base. Given the asset’s older vintage versus the neighborhood average, targeted renovations and system upgrades present a clear path to enhance competitive positioning and NOI, while proximity to major employers provides a stable commuter tenant pool.
- Established renter base and low‑90s occupancy support steady leasing
- 1979 vintage offers value‑add upside through renovations and modernization
- Above‑average schools and daily‑needs retail bolster family and workforce demand
- Expanding 3‑mile household counts and income growth widen the tenant pool
- Risks: older systems/capex needs and limited park/cafe amenities may temper premiums