| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Best |
| Demographics | 90th | Best |
| Amenities | 89th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12420 Sawmill Rd, The Woodlands, TX, 77380, US |
| Region / Metro | The Woodlands |
| Year of Construction | 1979 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12420 Sawmill Rd The Woodlands Multifamily Opportunity
According to WDSuite’s CRE market data, strong renter concentration and a high-cost ownership market in The Woodlands underpin durable demand for a 1979-vintage, 120-unit asset. Neighborhood occupancy has trended upward, supporting stable leasing with room for value-added repositioning.
The property sits in an Inner Suburb of The Woodlands with top-tier neighborhood fundamentals (A+ rating; rank 2 among 1,491 metro neighborhoods), translating to strong day-to-day livability and broad renter appeal. Amenity access is a clear advantage: cafes and restaurants rank in the top quartile nationally, and grocery and pharmacy density is also above national norms, which helps with tenant retention and leasing velocity.
Schools in the neighborhood average 4.5 out of 5 (top quartile nationally), a draw for households that value education and a factor that can lengthen tenancy. While neighborhood occupancy sits below the national average, it has improved over the past five years, pointing to steady absorption and a healthier leasing backdrop than earlier in the cycle, based on CRE market data from WDSuite.
Housing tenure favors rentals: both neighborhood data and 3-mile demographics indicate a majority of housing units are renter-occupied, signaling a deep tenant base for multifamily. Elevated home values at the neighborhood level indicate a high-cost ownership market, which tends to sustain reliance on rental housing and support pricing power without overextending residents.
Within a 3-mile radius, demographics show recent population growth with further expansion projected by mid-decade, alongside rising household incomes. A growing household count and slightly smaller average household sizes suggest a larger renter pool and consistent demand for professionally managed apartments. Rent-to-income metrics at the neighborhood level remain manageable, supporting lease retention.
Relative safety is a local strength. The neighborhood ranks in the top quartile for safety among 1,491 metro neighborhoods and sits above the national median (higher national percentile indicates safer conditions). Recent trends are favorable as well: both property and violent offense rates have declined sharply year over year, indicating improving conditions compared with the prior period, per WDSuite’s CRE data.
Nearby employment anchors help support weekday traffic and renter demand, with proximity to McKesson Specialty Health, Anadarko Petroleum, Hewlett Packard Enterprise’s customer center, CenterPoint Energy, and Halliburton providing diversified white-collar job access within commuting distance.
- McKesson Specialty Health — healthcare services (2.2 miles)
- Anadarko Petroleum — energy (2.4 miles) — HQ
- Hewlett Packard Enterprise Customer Engagement Center — technology services (12.1 miles)
- Centerpoint Energy — utilities (13.3 miles)
- Halliburton — energy services (15.1 miles) — HQ
This 1979-vintage, 120-unit asset offers value-add potential in an A+ neighborhood where amenity access, school quality, and a majority renter-occupied housing stock support depth of demand. Elevated neighborhood home values indicate a high-cost ownership market, reinforcing renter reliance on multifamily housing and supporting pricing power. According to commercial real estate analysis from WDSuite, neighborhood occupancy has risen over the last five years even though it remains below national averages, suggesting improving absorption and room for operational upside.
Within a 3-mile radius, recent and projected increases in population and households point to a larger tenant base over the next few years. Coupled with diversified employment access and rent-to-income readings that are not stretched at the neighborhood level, the property’s location supports steady leasing, with renovations and system upgrades presenting a clear path to enhance competitiveness versus newer 1990s–2000s stock nearby.
- A+ neighborhood fundamentals and top-quartile amenities support tenant retention and leasing
- High-cost ownership market sustains reliance on rentals and supports pricing power
- 3-mile population and household growth expand the renter pool and demand stability
- 1979 vintage offers value-add potential through targeted renovations and system upgrades
- Risk: neighborhood occupancy trails national averages; execution depends on effective leasing and renovation timing