| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Poor |
| Demographics | 8th | Poor |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 307 Kirbywood Dr, Cleveland, TX, 77327, US |
| Region / Metro | Cleveland |
| Year of Construction | 1978 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
307 Kirbywood Dr Cleveland TX 72-Unit Value-Add Multifamily
Neighborhood occupancy has held in a competitive range for the Houston metro, supporting stable renter demand, according to WDSuite’s CRE market data. With older 1978 vintage and scale at 72 units, the asset presents modernization and operational upside for investors focused on durability and yield.
The property sits in an Inner Suburb neighborhood of the Houston–The Woodlands–Sugar Land metro where neighborhood occupancy is competitive among Houston neighborhoods and above the national median. For multifamily owners, that translates into steadier lease-up and retention conditions relative to weaker submarkets.
Local amenities skew practical rather than lifestyle-heavy. Grocery access ranks above the national median, and park access is similarly positioned, while cafes and pharmacies are sparse. For investors, this profile typically supports workforce housing with dependable day-to-day convenience rather than premium lifestyle rent drivers.
Renter-occupied housing concentration in the neighborhood is elevated (above most U.S. neighborhoods), indicating a deep tenant base for multifamily product. However, within a broader 3-mile radius, ownership still represents a significant share of units today, with forecasts pointing to a rising renter share over the next five years. This mix supports ongoing leasing demand while requiring competitive positioning against attainable ownership options.
Median contract rents in the neighborhood remain relatively accessible by national standards, yet have trended upward over the past five years. Combined with a rent-to-income profile that suggests manageable affordability pressure, owners may have measured pricing power, though disciplined lease management remains important for retention.
The average neighborhood construction year trends newer than 1978. That age gap implies capital planning needs but also room for value-add upgrades that can improve competitiveness versus younger stock. School ratings data are limited in this immediate area; investors should underwrite education quality with caution and rely on property-level leasing history over broad assumptions.
Comparable neighborhood safety benchmarks are not available in this dataset for precise ranking or percentile comparisons. Investors typically contextualize conditions by reviewing multi-year metro trends and property-level incident history rather than block-level claims. Where crime data are limited, prudent underwriting includes on-the-ground diligence, insurance quotes, and historical security expenses to gauge operating risk and potential mitigation costs.
- National Oilwell Varco — oilfield services (21.2 miles)
- FedEx Office Print & Ship Center — business services (21.5 miles)
- Anadarko Petroleum — energy (26.2 miles) — HQ
- McKesson Specialty Health — healthcare services (26.4 miles)
- Halliburton — energy services (32.4 miles) — HQ
Nearby employment is anchored by energy and business services nodes within commuting distance, which can support renter demand and lease retention for workforce-oriented properties. The employers below reflect the primary drivers referenced.
Built in 1978 and totaling 72 units, the asset offers clear value-add and modernization potential to close the competitive gap with a neighborhood stock that trends newer. Neighborhood occupancy remains solid and competitive within the Houston metro, and median rents sit at accessible levels that can support steady demand while allowing room for targeted rent lifts tied to renovations and operational execution.
Within a 3-mile radius, population and household counts are projected to expand meaningfully over the next five years, pointing to a larger tenant base and support for occupancy stability. Based on commercial real estate analysis from WDSuite, the area’s ownership costs are relatively accessible, which can create some competition with for-sale housing but also reinforces the role of well-managed, upgraded multifamily as a preferred option for convenience and flexibility.
- Competitive neighborhood occupancy supports stable leasing and retention
- 1978 vintage enables value-add scope to improve unit finishes and systems
- 72-unit scale offers operational efficiency versus smaller assets
- 3-mile growth outlook indicates a larger renter pool and demand depth
- Risks: practical-amenity profile (few cafes/pharmacies) and competition from attainable ownership; commute distances to job centers require positioning on value and convenience