| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Fair |
| Demographics | 16th | Poor |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1451 W Clayton St, Dayton, TX, 77535, US |
| Region / Metro | Dayton |
| Year of Construction | 2000 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1451 W Clayton St, Dayton TX Multifamily Opportunity
Positioned in a suburban pocket of the Houston MSA, this 2000-vintage asset benefits from a sizable renter base and relatively high ownership costs that help sustain rental demand, according to WDSuite’s CRE market data.
Dayton’s suburban setting offers everyday conveniences with selective retail and service coverage. Neighborhood signals suggest limited parks and grocery options nearby, while pharmacy access and modest café density provide some daily-needs support. Average school ratings in the neighborhood sit below national norms, which investors should consider when positioning for family-oriented tenants.
The neighborhood’s renter-occupied share is strong (top quartile nationally by WDSuite benchmarks), indicating a deep tenant base that can support leasing velocity and retention. By contrast, neighborhood occupancy trends are below the metro median, a factor to underwrite for lease management and marketing intensity during turns. Median contract rents in the neighborhood track near national mid-range levels, helping preserve price competitiveness versus many Houston submarkets.
Within a 3-mile radius, demographic data show a recent dip in population but an increase in total households, implying smaller household sizes and a potential broadening of the renter pool. Forward-looking estimates indicate growth in both population and households over the next five years, which can support demand depth and occupancy stability for workforce-oriented units.
With a 2000 construction year—newer than the neighborhood average stock—the property should compare favorably to older nearby assets on curb appeal and systems, while still leaving room for targeted modernization to sharpen competitive positioning and capture value-add upside.
Home values in the neighborhood remain relatively accessible versus major coastal markets, yet value-to-income metrics are elevated in a local context. This high-cost ownership profile reinforces reliance on multifamily housing, supporting tenant retention and pricing power when paired with disciplined affordability management.
Safety indicators are mixed and should be underwritten with care. Compared with other Houston–The Woodlands–Sugar Land neighborhoods (1,491 total), some crime measures indicate relatively higher incident rates, while national comparisons place parts of the area in stronger percentiles. Recent data also show year-over-year shifts, including a decline in certain property-related offenses alongside increases in select violent categories. Investors should weigh these dynamics against operational practices (lighting, access control) and local policing trends rather than block-level assumptions.
Regional employment is anchored by logistics, energy, and corporate services within commuting range, which supports renter demand and lease retention for workforce households. Notable nearby employers include FedEx Office, Air Products, Halliburton, Calpine, Boeing, Waste Management, McKesson, and NRG Energy.
- FedEx Office Print & Ship Center — logistics/services (16.8 miles)
- Air Products — industrial gases/engineering (21.0 miles)
- Halliburton — energy services (27.3 miles) — HQ
- Calpine Turbine Maintenance Group — power generation services (31.9 miles)
- Boeing: Bay Area Building — aerospace offices (33.4 miles)
- Calpine — power generation (33.8 miles) — HQ
- Anadarko Petroleum — energy (33.9 miles) — HQ
- McKesson Specialty Health — healthcare services (34.0 miles)
- Waste Management — environmental services (34.0 miles) — HQ
- NRG Energy — power/retail energy (34.1 miles)
This 112-unit, 2000-vintage community in Dayton offers a workforce-oriented thesis supported by a sizable renter-occupied presence in the neighborhood and an ownership market that skews high relative to incomes—factors that can sustain rental reliance. While neighborhood occupancy trends sit below the metro median, the asset’s comparatively newer vintage versus local stock and smaller average unit sizes position it competitively for value-focused renters. Based on CRE market data from WDSuite, the local rent environment sits near national mid-range levels, aiding relative affordability while leaving room for renovation-led rent premiums.
Within a 3-mile radius, households have been increasing despite recent population softness, and projections point to growth in both households and population over the next five years—signals that can expand the tenant base and support leasing stability. Amenity coverage is selective, so onsite features and management execution will be important levers for tenant retention.
- Renter-occupied share ranks in a strong national tier, indicating depth of demand for multifamily units.
- 2000 vintage compares favorably to older neighborhood stock, with targeted upgrades offering value-add potential.
- Household growth within 3 miles and mid-range rents support lease-up and retention strategies.
- Elevated ownership costs versus incomes reinforce reliance on rentals, supporting pricing power for well-managed units.
- Risks: below-metro neighborhood occupancy, mixed safety indicators, and limited nearby amenities require active asset management.