| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Poor |
| Demographics | 32nd | Fair |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2800 N Winfree St, Dayton, TX, 77535, US |
| Region / Metro | Dayton |
| Year of Construction | 1994 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2800 N Winfree St, Dayton TX Multifamily Investment
Neighborhood occupancy is resilient and above many U.S. areas, supporting stable leasing at the submarket level according to WDSuite s CRE market data. For investors, the key takeaway is steady renter demand alongside relatively manageable rent-to-income dynamics at the neighborhood scale.
Situated in suburban Dayton within the Houston-The Woodlands-Sugar Land metro, the property benefits from neighborhood occupancy that is competitive among 1,491 Houston-area neighborhoods and in the top quartile nationally. This indicates a solid baseline for lease stability, even as renter concentration in the neighborhood is modest, suggesting a more ownership-leaning area where multifamily demand is present but selective.
Within a 3-mile radius, households have grown while total population edged lower in the prior period, pointing to smaller household sizes and an expanding addressable renter pool. Forward-looking projections indicate notable gains in both households and incomes through the next five years, which would expand the tenant base and support occupancy and rent durability if realized.
The average home value in the neighborhood sits at an elevated level relative to many U.S. areas, a context that tends to sustain reliance on rental options and can support retention where rent-to-income ratios remain manageable. At the same time, an ownership-leaning tenure mix means multifamily properties may face competition from entry-level ownership, so underwriting should weigh pricing power against local alternatives.
Amenity density nearby is limited (few cafes, parks, and pharmacies), and average school ratings in the neighborhood are on the lower end compared with national peers. These factors may shape the resident profile and length-of-stay dynamics. On the asset side, a 1994 vintage is newer than the neighborhood s average construction year, positioning the property favorably versus older stock while leaving room for targeted system updates or value-add renovations to enhance competitiveness.
Safety indicators are mixed when compared nationally. Overall crime benchmarks near the U.S. middle, but both property and violent offense rates currently compare favorably (top quartile nationally). Recent one-year changes, however, point to some volatility. For investors, the read is that current levels appear comparatively better than many neighborhoods nationwide, yet monitoring trend direction remains prudent for renewal strategy and operating assumptions.
Regional employment is anchored by energy, industrial, and business services nodes within commuting distance, which can support workforce renter demand and lease retention. Notable nearby employers include FedEx Office, Air Products, Halliburton, Calpine Turbine Maintenance Group, and Anadarko Petroleum.
- FedEx Office Print & Ship Center business services (17.1 miles)
- Air Products industrial gases (22.4 miles)
- Halliburton oilfield services (27.9 miles) HQ
- Calpine Turbine Maintenance Group energy services (33.3 miles)
- Anadarko Petroleum energy (33.9 miles) HQ
The investment case centers on occupancy stability, renter affordability, and proximity to diversified employers. Neighborhood occupancy ranks competitively within the Houston metro and in the top quartile nationally, while rent-to-income levels imply manageable affordability pressure that can aid retention. The 1994 vintage is relatively newer than the local average, offering a platform that can be enhanced through selective renovations to capture demand without competing head-to-head with new construction. These dynamics align with commercial real estate analysis from WDSuite, indicating steady fundamentals at the neighborhood level.
Demographic data aggregated within a 3-mile radius show household growth and projections for expansion in population and incomes over the next five years, supporting a larger tenant base if realized. Limited amenity density and lower average school ratings suggest the resident profile may skew toward cost- and commute-sensitive renters, while the area s ownership tilt implies underwriting should balance rent growth expectations with competitive positioning against attainable homeownership.
- Competitive neighborhood occupancy supports leasing stability relative to metro peers and many U.S. areas.
- Manageable rent-to-income conditions bolster renewal prospects and potential pricing discipline.
- 1994 vintage offers value-add potential through system updates and targeted unit upgrades.
- Commutable access to energy, industrial, and business services employers supports workforce renter demand.
- Risks: limited nearby amenities, lower school ratings, and ownership alternatives may temper pricing power; monitor safety trends for operating plans.