| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Poor |
| Demographics | 32nd | Fair |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1907 N Winfree St, Dayton, TX, 77535, US |
| Region / Metro | Dayton |
| Year of Construction | 1975 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1907 N Winfree St Dayton Multifamily Investment
Neighborhood occupancy is solid and rent burdens are modest, supporting retention and steady collections, according to WDSuite’s CRE market data. These indicators are measured at the neighborhood level, not the property, and point to durable renter demand in a largely owner-occupied area.
Situated in suburban Dayton within the Houston-The Woodlands-Sugar Land metro, the property benefits from a neighborhood occupancy rate that sits in the top quartile nationally (ranked 455 among 1,491 metro neighborhoods). For investors, this suggests a stable leasing backdrop even as broader cycles shift.
The area skews more owner-heavy, with ~18.9% of neighborhood housing units renter-occupied and a 3-mile renter concentration near 29%. This mix typically supports steady but measured multifamily absorption, with depth driven by local employment and commute convenience rather than transient demand.
Home values trend above the national median (65th percentile), creating a comparatively high-cost ownership market for the area; that context, combined with a low neighborhood rent-to-income ratio (78th percentile nationally), often sustains renter reliance on multifamily housing and can aid lease retention and pricing discipline. Amenities are thinner (cafes and parks are sparse; grocery access around the 45th percentile), so positioning around convenience and value will matter.
Construction year averages cluster around 1979 locally, while this asset’s 1975 vintage signals likely near- to medium-term capital planning for systems and interiors. That profile can translate into value-add potential where renovations are paired with the neighborhood’s solid occupancy trends and measured rent levels.
Within a 3-mile radius, households have expanded while average household size declined, indicating more, smaller households entering the market. Forward-looking projections point to additional household growth, which would expand the renter pool and support occupancy stability over the medium term, based on CRE market data from WDSuite.
Relative to the Houston metro, the neighborhood’s overall safety profile is competitive (crime rank 474 among 1,491 neighborhoods), placing it better than many peers but not top-tier. Nationally, it sits around the middle of the pack (46th percentile), so investors should underwrite with standard operating assumptions rather than premium safety expectations.
Property crime indicators compare favorably (top quartile nationally), while violent crime rates benchmark in a stronger range as well (roughly upper quartile nationally). Recent year-over-year data indicate an uptick in violent incidents, so prudent operators may plan for consistent security protocols, lighting, and resident engagement to maintain stability.
The workforce draw comes from regional corporate and industrial nodes within commuting range, supporting steady renter demand and lease retention. Key nearby employers include FedEx Office, Air Products, Halliburton, Calpine Turbine Maintenance Group, and Anadarko Petroleum.
- FedEx Office Print & Ship Center — logistics & office services (17.5 miles)
- Air Products — industrial gases (22.1 miles)
- Halliburton — energy services (28.2 miles) — HQ
- Calpine Turbine Maintenance Group — power services (33.0 miles)
- Anadarko Petroleum — energy (34.4 miles) — HQ
This 80-unit, 1975-vintage asset aligns with a neighborhood that exhibits top-quartile occupancy and low rent-to-income ratios, supporting collections and resident retention. The area remains more owner-oriented, which typically moderates turnover and helps multifamily serve workforce households seeking value and commute convenience. According to CRE market data from WDSuite, local home values are relatively elevated while rents remain manageable, a combination that can sustain renter reliance on apartments.
Vintage implies targeted capital planning—systems, exteriors, and interior updates can position the property competitively against 1970s stock while capturing value-add upside. Within a 3-mile radius, households have increased and are projected to grow further, pointing to a larger tenant base over time; pairing that demand with disciplined operations and pragmatic renovations can underpin steady NOI.
- Stable neighborhood fundamentals with top-quartile occupancy among 1,491 metro neighborhoods support leasing durability.
- Low rent-to-income levels and relatively high ownership costs bolster renter reliance and retention potential.
- 1975 vintage offers clear value-add angles through system upgrades and interior renovations.
- 3-mile household growth and forecasts suggest a larger tenant base over time, supporting occupancy stability.
- Risks: thinner amenity coverage, weaker school ratings, and a recent uptick in violent incidents warrant conservative underwriting and active asset management.