# Houston MSA + Commuter Ring Acquisition Screen

Screen date: 05/28/2026

Scope confirmed by user:
- Geography: Houston MSA plus commuter ring
- Output: full screened list plus ranked shortlist
- Target mix: both live for-sale and off-market

## 1. Executive Summary

Houston is still an attractive market for Eagle Suites, but the opportunity is narrower than a generic motel scan would imply. The best workforce corridors remain Baytown / Highway 146 / I-10, Hobby South, Stafford / US-59, and the Medical Center / NRG pocket. Live exterior-corridor inventory is still thin. LoopNet produced real Baytown hospitality listings, but none had strong enough public corridor proof to survive the final ranked list.

The manual Safari Google Maps / Google review pass materially improved the file. Five serious targets now have clean Google identity, review count, rating, and phone verification. It also weakened the old Webster lead. Google did not resolve 1001 W NASA Pkwy to the seed box; it kept resolving to Platinum Inn & Suites Webster at 520 W Bay Area Blvd. That makes Webster an address-level identity-conflict file, not a first-wave ranked target.

Best submarkets:
- Baytown east / Highway 146 / I-10 refinery and logistics corridor
- Hobby South / Southbelt / Ellington access
- Stafford / Southwest Fwy / Sugar Land commuter-service corridor
- Medical Center / NRG / South Loop West

First properties to work:
1. Studio 6 Houston, TX - Hobby South
2. Motel 6 Baytown, TX - Garth Rd
3. Motel 6 Baytown, TX - Baytown East
4. Studio 6 Stafford, TX - Houston - Sugarland
5. Motel 6 Houston, TX - Medical Center/NRG Stadium

Main reasons to be cautious:
- clean live on-market exterior-corridor inventory is still thin
- ownership entity, mailing address, deed timing, and recent sale history are still not verified from county sources
- Webster no longer deserves first-wave treatment after the Google identity mismatch
- Galveston west still reads more tourism-seasonal than workforce-stable

## 2. Search Scope Actually Covered

- City requested: Houston, Texas
- MSA covered: Houston-The Woodlands-Sugar Land MSA
- Surrounding commuter-ring markets and cities searched:
  - Baytown
  - Webster / Clear Lake
  - Stafford / Sugar Land access
  - Southbelt / Hobby South
  - Medical Center / NRG
  - Galveston west
- Screen date: 05/28/2026
- LoopNet checked: Yes
- Google Maps checks completed: Yes, manual browser-based Safari pass on 6 serious targets
- Google review checks completed: Yes, manual browser-based Safari pass on 6 serious targets

## 3. Ranked Shortlist

| Rank | Property name | Address | Submarket | Bucket | Corridor confidence | Seller probability | Deal usefulness score | Why it matters | Main pushback |
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| 1 | Studio 6 Houston, TX - Hobby South | 12700 Featherwood Dr, Houston, TX 77034 | Southbelt / Hobby South | Off-market | High | Medium | 8.6 | Google-verified operating identity, 134-key seed target, and one of the cleanest airport / industrial workforce corridors in the set | owner and deed path still unverified |
| 2 | Motel 6 Baytown, TX - Garth Rd | 4911 I-10, Baytown, TX 77521 | Baytown / I-10 west side | Off-market | High | Medium | 8.4 | Google-verified identity in the strongest refinery / petrochemical labor corridor in the file | tighter room box and still no verified owner path |
| 3 | Motel 6 Baytown, TX - Baytown East | 8911 TX-146, Baytown, TX 77523 | Baytown east / Highway 146 | Off-market | High | Medium | 8.0 | Google-verified identity and phone in the same industrial corridor with good Highway 146 access | room count and year built still not verified |
| 4 | Studio 6 Stafford, TX - Houston - Sugarland | 12827 Southwest Fwy, Stafford, TX 77477 | Stafford / US-59 | Off-market | High | Medium | 7.7 | Google-verified identity, kitchenette product, and useful commuter / service demand | less compelling than Baytown or Hobby from a blue-collar demand standpoint |
| 5 | Motel 6 Houston, TX - Medical Center/NRG Stadium | 3223 S Loop W, Houston, TX 77025 | Medical Center / NRG / South Loop West | Off-market | High | Low-Medium | 7.4 | Google-verified identity with heavy review volume and major hospital demand support | likely heavier capex and less obvious seller motivation |

Only five properties made the worthwhile shortlist. I did not pad it.

## 4. Detailed Target Screens

### A. Studio 6 Houston, TX - Hobby South

- Property name: Studio 6 Houston, TX - Hobby South
- Current identity: Studio 6 Houston, TX - Hobby South (Verified from Google Maps manual browser pass)
- Address: 12700 Featherwood Dr, Houston, TX 77034 (Verified from Google Maps)
- Submarket: Southbelt / Hobby South
- Phone: (281) 606-1405 (Verified from Google Maps)
- Room count: 134 keys (Screening estimate from supplied target list)
- Year built: Not verified from accessible public sources
- Corridor type: High confidence exterior
- Owner or entity: Not verified from accessible public sources
- Owner contact path: Not verified from accessible public sources
- Review signal: 3.5 stars and 639 Google reviews (Verified from Google Maps)
- Sale status: No accessible public sale signal found; treated as off-market
- Conversion fit: Strong
- Labor-demand logic: Hobby Airport, Southbelt warehouse and service labor, and Ellington access fit Eagle’s weekly-stay model
- Seller-probability read: Medium
- Capex view: Moderate
- Recommended action: First-wave
- Source links:
  - Google Maps manual browser pass on 05/28/2026
  - https://www.hotels.com/ho4806208/studio-6-houston-tx-hobby-south-houston-united-states-of-america/
  - https://www.oyorooms.com/us/294548/

### B. Motel 6 Baytown, TX - Garth Rd

- Property name: Motel 6 Baytown, TX - Garth Rd
- Current identity: Motel 6 Baytown, TX - Garth Rd (Verified from Google Maps manual browser pass)
- Address: 4911 I-10, Baytown, TX 77521 (Verified from Google Maps)
- Submarket: Baytown / I-10 west side
- Phone: (281) 421-7300 (Verified from Google Maps)
- Room count: 128 keys (Screening estimate from supplied target list)
- Year built: Not verified from accessible public sources
- Corridor type: High confidence exterior
- Owner or entity: Not verified from accessible public sources
- Owner contact path: Not verified from accessible public sources
- Review signal: 3.3 stars and 983 Google reviews (Verified from Google Maps)
- Sale status: No accessible public sale signal found; treated as off-market
- Conversion fit: Strong
- Labor-demand logic: refinery, petrochemical, logistics, hospital, and port-adjacent labor demand make Baytown one of the best Eagle-style corridors in the Houston region
- Seller-probability read: Medium
- Capex view: Moderate to Heavy
- Recommended action: First-wave
- Source links:
  - Google Maps manual browser pass on 05/28/2026
  - https://www.hotels.com/ho113269/motel-6-baytown-tx-garth-rd-baytown-united-states-of-america/
  - https://baytownedf.org/site-selection/major-employers
  - https://corporate.exxonmobil.com/locations/united-states/baytown

### C. Motel 6 Baytown, TX - Baytown East

- Property name: Motel 6 Baytown, TX - Baytown East
- Current identity: Motel 6 Baytown, TX - Baytown East (Verified from Google Maps manual browser pass)
- Address: 8911 TX-146, Baytown, TX 77523 (Verified from Google Maps)
- Submarket: Baytown east / Highway 146
- Phone: (281) 606-1408 (Verified from Google Maps)
- Room count: Not verified from accessible public sources
- Year built: Not verified from accessible public sources
- Corridor type: High confidence exterior
- Owner or entity: Not verified from accessible public sources
- Owner contact path: Not verified from accessible public sources
- Review signal: 3.5 stars and 667 Google reviews (Verified from Google Maps)
- Sale status: No accessible public sale signal found; treated as off-market
- Conversion fit: Strong
- Labor-demand logic: same Baytown industrial story with useful Highway 146 positioning
- Seller-probability read: Medium
- Capex view: Moderate
- Recommended action: First-wave
- Source links:
  - Google Maps manual browser pass on 05/28/2026
  - https://www.motel6.com/property/motel-6-baytown-tx-baytown-east/
  - https://corporate.exxonmobil.com/locations/united-states/baytown

### D. Studio 6 Stafford, TX - Houston - Sugarland

- Property name: Studio 6 Stafford, TX - Houston - Sugarland
- Current identity: Studio 6 Stafford, TX - Houston - Sugarland (Verified from Google Maps manual browser pass)
- Address: 12827 Southwest Fwy, Stafford, TX 77477 (Verified from Google Maps)
- Submarket: Stafford / US-59 / Sugar Land access
- Phone: (281) 606-1409 (Verified from Google Maps)
- Room count: 135 keys (Screening estimate from supplied target list)
- Year built: Not verified from accessible public sources
- Corridor type: High confidence exterior
- Owner or entity: Not verified from accessible public sources
- Owner contact path: Not verified from accessible public sources
- Review signal: 3.6 stars and 521 Google reviews (Verified from Google Maps)
- Sale status: No accessible public sale signal found; treated as off-market
- Conversion fit: Strong
- Labor-demand logic: commuter-service and freeway-oriented workforce demand, with kitchenette product already aligned to longer stay use
- Seller-probability read: Medium
- Capex view: Moderate
- Recommended action: First-wave
- Source links:
  - Google Maps manual browser pass on 05/28/2026
  - https://www.hotels.com/ho495941/studio-6-stafford-tx-houston-sugarland-stafford-united-states-of-america/
  - https://www.studio6.com/property/studio-6-stafford-tx-houston-sugarland/

### E. Motel 6 Houston, TX - Medical Center/NRG Stadium

- Property name: Motel 6 Houston, TX - Medical Center/NRG Stadium
- Current identity: Motel 6 Houston, TX - Medical Center/NRG Stadium (Verified from Google Maps manual browser pass)
- Address: 3223 S Loop W, Houston, TX 77025 (Verified from Google Maps)
- Submarket: Medical Center / NRG / South Loop West
- Phone: (713) 347-3613 (Verified from Google Maps)
- Room count: 110 keys (Screening estimate from supplied target list)
- Year built: Not verified from accessible public sources
- Corridor type: High confidence exterior
- Owner or entity: Not verified from accessible public sources
- Owner contact path: Not verified from accessible public sources
- Review signal: 3.3 stars and 1,059 Google reviews (Verified from Google Maps)
- Sale status: No accessible public sale signal found; treated as off-market
- Conversion fit: Moderate
- Labor-demand logic: hospital traffic, Medical Center contractor demand, and NRG spillover keep this submarket active, even if the box is not as clean as Hobby or Baytown
- Seller-probability read: Low-Medium
- Capex view: Moderate to Heavy
- Recommended action: Second-wave
- Source links:
  - Google Maps manual browser pass on 05/28/2026
  - https://www.motel6.com/property/motel-houston-texas-us-293721/
  - https://www.tmc.edu/about-tmc/

## 5. Exclusions That Matter

- 1001 W NASA Pkwy, Webster, TX 77598
  - Why excluded: current identity mismatch / failed clean Google verification. Manual exact-address Google Maps pass still resolved to Platinum Inn & Suites Webster at 520 W Bay Area Blvd, not the seed address. This stays as an address-level research file, not a ranked acquisition target.

- 7404 Avenue J, Galveston, TX 77554
  - Why excluded: weaker labor node than Baytown / Hobby / Stafford, more tourism-seasonal, and public sources suggest a more refreshed current condition than the best conversion targets

- 300 S Alexander Dr, Baytown, TX
  - Why excluded: live on-market LoopNet hit, but corridor type was not cleanly verifiable from accessible evidence

- 3401 N Alexander Dr, Baytown, TX
  - Why excluded: live on-market LoopNet hit, but corridor type was not cleanly verifiable from accessible evidence

- 6300 Decker Dr, Baytown, TX
  - Why excluded: live on-market construction / project-style file, not a clean stabilized motel conversion target

- 9232 N Highway 146, Baytown, TX
  - Why excluded: mixed motel plus RV product, not a clean Eagle Suites box

## 6. Market Conclusion

Best 3 to 5 properties to work first:
1. 12700 Featherwood Dr, Houston
2. 4911 I-10, Baytown
3. 8911 TX-146, Baytown
4. 12827 Southwest Fwy, Stafford
5. 3223 S Loop W, Houston

Should Eagle stay active in the market?

Yes, but selectively. Houston still makes sense as a target market because the labor-demand base is deep and the legacy motel inventory is real. The practical move is to stay active in Baytown, Hobby South, Stafford, and selective South Loop pockets while being harder on verification. Do not force weak live listings or identity-conflict files into the top tier just because the market is large.

What still needs manual verification:
- county ownership entity and mailing address
- recent sale history and deed timing
- year built across the shortlist
- room count on non-seed nearby candidates
- clean corridor proof on the live Baytown broker listings before any broker outreach