| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Best |
| Demographics | 81st | Best |
| Amenities | 32nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8500 N Windvale Cir, Conroe, TX, 77384, US |
| Region / Metro | Conroe |
| Year of Construction | 2004 |
| Units | 20 |
| Transaction Date | 2004-09-02 |
| Transaction Price | $2,534,400 |
| Buyer | WOODLANDS SUPPORTIVE HOUSING INC |
| Seller | ACCESSIBLE SPACE INC |
8500 N Windvale Cir, Conroe TX Multifamily Investment
Positioned in a high-income suburban pocket of Conroe, the surrounding neighborhood shows stable occupancy and rent levels that outpace many U.S. areas, according to WDSuite’s CRE market data. For investors, the key takeaway is steady renter demand reinforced by strong household incomes and a high-cost ownership market at the neighborhood level.
This suburban neighborhood ranks 199th among 1,491 Houston–The Woodlands–Sugar Land neighborhoods, placing it in the top quartile metro-wide. Nationally, the area scores well on demographics and housing fundamentals, with neighborhood measures such as household income and home values outperforming most U.S. neighborhoods. For investors, this points to a tenant base with comparatively strong incomes and an ability to support consistent rent collections.
Within a 3-mile radius, population and households have grown and are projected to continue expanding through 2028, indicating a larger tenant base over time. Household counts are expected to increase meaningfully while average household size trends slightly lower, a combination that supports multifamily demand depth and lease-up resilience.
Neighborhood-level rents benchmark above the national median (around the low-70s percentile), while rent-to-income ratios are modest for the area, which can aid retention and provide measured pricing power. Median home values in the neighborhood are elevated relative to the nation, creating a high-cost ownership market that reinforces reliance on rental housing and supports occupancy stability.
Amenities are mixed: parks and grocery access compare favorably to national norms, but cafes and pharmacies are sparse locally. For multifamily, this translates to a primarily residential setting with everyday conveniences nearby and destination retail accessible by short drives. The building’s 2004 vintage is slightly newer than the neighborhood average (2002), which can be competitively advantageous versus older stock, though mid-life systems and common areas may still warrant targeted upgrades for positioning.
Tenure patterns point to a meaningful but not dominant renter-occupied share in the immediate area (roughly one-third within 3 miles), suggesting a stable, needs-based renter pool rather than transient demand. Combined with neighborhood occupancy tracking near the metro middle, these dynamics indicate steady leasing with room for asset-level differentiation through finishes and amenity programming.
Safety indicators are comparatively favorable for the Houston metro: the neighborhood ranks 166th out of 1,491 metro neighborhoods and sits above the national average for safety. Recent trend data show notable year-over-year declines in both violent and property offense rates, according to WDSuite’s CRE data, which supports a stable residential environment without making block-level claims.
Investors should view these figures as directional: results are competitive among Houston neighborhoods, and improvements over the past year reinforce leasing stability and resident retention potential, while ongoing monitoring remains prudent.
The area benefits from proximity to energy and healthcare corporate offices that underpin white-collar employment and commuting convenience for renters. Notable nearby employers include Anadarko Petroleum, McKesson Specialty Health, National Oilwell Varco, Hewlett Packard Enterprise, and CenterPoint Energy.
- Anadarko Petroleum — energy (5.7 miles) — HQ
- McKesson Specialty Health — healthcare services (5.7 miles)
- National Oilwell Varco — energy equipment & services (10.0 miles)
- Hewlett Packard Enterprise Customer Engagement Center — technology operations (17.2 miles)
- Centerpoint Energy — utilities (19.6 miles)
This 20-unit, 2004-vintage property sits in a top-quartile Houston-area neighborhood with strong incomes, elevated home values, and neighborhood rents that benchmark above national norms. According to CRE market data from WDSuite, neighborhood occupancy trends near the metro middle while the renter base is supported by a high-cost ownership landscape—conditions that favor steady absorption and retention for well-managed assets.
Within a 3-mile radius, population and households are projected to grow through 2028, pointing to ongoing renter pool expansion. The vintage provides competitive positioning versus older stock, though investors should plan for mid-life capital items and targeted upgrades to capture rent premiums. Amenity depth is solid for daily needs, with destination retail and employment centers reachable by short drives.
- Top-quartile neighborhood standing in the Houston metro with strong income demographics supporting rent collections
- High-cost ownership market sustains rental demand and aids retention and pricing discipline
- 3-mile population and household growth through 2028 expands the tenant base and supports occupancy stability
- 2004 vintage offers competitive positioning; plan for mid-life systems and selective renovations for value-capture
- Risk: amenity depth is mixed locally; performance depends on asset-level execution and differentiation