| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 58th | Good |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 31511 Nichols Sawmill Rd, Magnolia, TX, 77355, US |
| Region / Metro | Magnolia |
| Year of Construction | 2011 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
31511 Nichols Sawmill Rd Magnolia 2011 Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy in this inner-suburban pocket of Magnolia, according to WDSuite’s CRE market data. The area’s strong lease-up environment and balanced renter-occupied share support income stability for well-positioned assets.
Magnolia’s inner-suburban location provides day-to-day convenience with a solid mix of grocery, pharmacy, parks, and services performing above national midpoints (amenities generally in the low-to-mid 60s percentiles). Restaurant and cafe density sits near-to-slightly above national norms, offering livability without overreliance on long commutes for essentials.
Within the Houston-The Woodlands-Sugar Land metro, this neighborhood holds an A rating and ranks 132 of 1,491 neighborhoods — top quartile locally — signaling competitive location fundamentals for workforce and middle-income renters. Neighborhood occupancy is very high (99.5%), landing in the top decile nationally, which supports lease stability and reduces downtime risk for owners.
For investors assessing rent positioning, neighborhood median contract rents trend above the U.S. middle, while the rent-to-income ratio remains moderate (around 0.14). Together with elevated home values versus national norms, this points to a high-cost ownership market that can reinforce reliance on multifamily housing and help sustain pricing power without overextending typical household budgets.
Construction patterns favor relatively newer stock versus many U.S. neighborhoods. With a 2011 vintage, the subject is newer than the neighborhood’s average year built (1992), which can enhance competitive positioning versus older assets; however, owners should still plan for normal mid-cycle system updates and potential common-area refreshes over a hold period.
Demographic statistics aggregated within a 3-mile radius show meaningful population growth over the last five years and additional increases projected through 2028, alongside a rising household count and a shift toward slightly smaller average household sizes. These trends expand the local tenant base and support occupancy stability for well-managed properties.
School quality in the area trends near national midpoints, which is serviceable for a broad renter base, while amenity access sits above the metro median and national midpoints for several everyday needs. Overall, the neighborhood’s profile suggests steady renter demand with upside for assets that deliver modern finishes and efficient operations.
Relative to the Houston-The Woodlands-Sugar Land metro, the neighborhood’s crime profile is favorable — competitive among 1,491 metro neighborhoods — and above the national median for safety. Property offenses have improved sharply year over year (estimated rate down roughly two-thirds), placing recent trends in the top tier nationally for improvement.
National comparisons indicate stronger positioning on property crime than on violent crime: the area sits above the national midpoint for overall safety, while the violent-crime measure tracks below the national middle. Investors should underwrite with standard risk controls, but the metro-relative rank and recent property-crime improvement support a generally stable operating outlook.
Proximity to north Houston’s energy, technology, and healthcare offices supports a broad employment base and commute convenience, which can aid leasing velocity and retention for workforce-oriented assets.
- Hewlett Packard Enterprise Customer Engagement Center — technology operations (17.8 miles)
- McKesson Specialty Health — healthcare distribution (18.0 miles)
- Anadarko Petroleum — energy (18.1 miles) — HQ
- CenterPoint Energy — utilities (21.9 miles)
- National Oilwell Varco — oilfield equipment (22.2 miles)
This 2011-vintage asset benefits from a high-occupancy neighborhood and an expanding 3-mile renter pool, with population and households growing and further increases projected through 2028. Elevated neighborhood home values relative to national norms help sustain multifamily reliance, while a moderate rent-to-income ratio supports retention and measured pricing power.
According to WDSuite’s commercial real estate analysis, the submarket ranks in the top quartile among 1,491 Houston-area neighborhoods and posts top-decile occupancy, indicating durable demand. The property’s newer vintage versus neighborhood averages can enhance competitiveness against older stock, though prudent capital planning for system updates remains advisable over a medium-term hold.
- High neighborhood occupancy and growing 3-mile renter base support leasing stability
- Newer 2011 vintage versus local averages helps competitive positioning
- Elevated ownership costs locally reinforce reliance on rental housing and pricing power
- Risks: mixed school ratings and below-midpoint violent-crime measure warrant conservative underwriting