| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 58th | Good |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 811 Cloyd Dr, Magnolia, TX, 77355, US |
| Region / Metro | Magnolia |
| Year of Construction | 2000 |
| Units | 76 |
| Transaction Date | 2019-06-03 |
| Transaction Price | $1,287,500 |
| Buyer | LEA MAR LLC |
| Seller | SAC PAWL LTD |
811 Cloyd Dr Magnolia Multifamily Investment
Neighborhood fundamentals point to steady renter demand and near full occupancy, according to WDSuite’s CRE market data. The location’s inner-suburb profile provides suburban convenience with competitive positioning versus many Houston-area peers.
Magnolia’s inner-suburb setting combines suburban access with a tenant base supported by an A-rated neighborhood that ranks 132 out of 1,491 metro neighborhoods. Local occupancy is in the top decile nationally, indicating tight conditions that can support lease stability at the property level when managed well.
The asset’s 2000 construction is newer than the neighborhood’s average vintage (1992). That relative youth can offer competitive positioning versus older stock while still warranting attention to systems and common-area modernization to sustain performance.
Renter-occupied housing is meaningful in the neighborhood (82nd percentile nationally), signaling depth in the tenant pool. Within a 3-mile radius, demographics show population and household growth over the last five years with further increases projected, expanding the renter pool and supporting occupancy stability.
Amenities track slightly above national norms overall. Cafes and parks/pharmacies score in the mid-to-high 60s by national percentile, restaurants are near the national midpoint, and grocery access trends slightly below average—factors that reinforce a car-oriented suburban lifestyle. Average school ratings sit around the national midpoint, which can appeal to a broad household mix without materially elevating school-driven premiums.
Home values benchmark above national norms (around the 73rd percentile), and median contract rents are similarly above average. Combined with a rent-to-income profile near the national mid-range, the area presents manageable affordability pressure, which can aid lease retention while allowing disciplined revenue management.
Safety indicators for the neighborhood are moderately favorable in national terms. Overall crime levels trend around the 57th percentile nationally, suggesting comparatively safer conditions than many U.S. neighborhoods, according to WDSuite’s data.
Property-related offenses show notable improvement, with trends placing the neighborhood in the top quartile nationally for year-over-year declines. Violent-offense metrics track below the national midpoint, warranting routine risk management and resident engagement but not indicating outsized exposure relative to large metros. Investors should evaluate recent trendlines alongside on-the-ground management practices for context.
The area draws from a diversified employment base along the North Houston and The Woodlands corridors, supporting commuter convenience and leasing depth from energy, healthcare, and technology employers listed below.
- Hewlett Packard Enterprise Customer Engagement Center — technology services (18.1 miles)
- McKesson Specialty Health — healthcare distribution (18.3 miles)
- Anadarko Petroleum — energy offices (18.4 miles) — HQ
- Centerpoint Energy — utilities (22.1 miles)
- National Oilwell Varco — energy equipment (22.4 miles)
811 Cloyd Dr offers scale at 76 units in an A-rated inner-suburb neighborhood where occupancy trends are tight and renter concentration is competitive nationally. Based on CRE market data from WDSuite, neighborhood rents and home values sit above national norms while rent-to-income metrics remain near the midpoint, a mix that can support pricing power without undue retention risk.
The 2000 vintage is newer than the local average, positioning the asset well against older comparables while leaving room for targeted value-add through systems updates and interior refreshes. Within a 3-mile radius, population and household growth—projected to continue—point to a larger tenant base and sustained leasing velocity. Investors should balance these strengths with prudent attention to evolving safety trends and ongoing capital planning.
- Tight neighborhood occupancy and growing 3-mile renter pool support leasing stability
- Newer 2000 vintage versus neighborhood average suggests competitive positioning with room for value-add
- Above-average home values and balanced rent-to-income profile can aid pricing discipline and retention
- Diversified employment nodes within commuting range underpin workforce demand
- Risks: modest grocery accessibility, mixed safety signals, and ongoing CapEx for systems/modernization