Study proposes converting Houston's vacant office space into affordable micro-apartments

Innovative Living

The prototype features 60 micro-apartments per floor, or 1,140 residential units per building. Photo courtesy of Gensler

Downtown Houston has been fortunate to benefit from a transformation over the last couple of decades. Beautiful green spaces, luxury high-rises and hotels, restaurants, and updated arts and entertainment facilities are home to impressive art installations, farmers markets, major professional sporting events, and more. On the flip side of this, Houston’s central business district has seen a steep decline in commercial occupancy, struggling to bounce back to pre-COVID levels.

Houston is not alone in experiencing this situation. Nationwide, commercial vacancies are becoming increasingly noteworthy as the gap between residential rental rates and stagnant wages widens. Low-income earners, folks making between $20,000 and $30,000 annually (typically minimum wage employees, students and seniors living on Social Security), have been joining the ranks of the unhoused at an alarming rate due to the scarcity of affordable housing. Armchair economists and the like have been arguing for years that cities should repurpose these untapped resources into an opportunity to create dignified affordable housing that would keep those at risk off the streets and close to public transit options.

Pew Charitable Trust, along with international architectural firm Gensler, recently released their findings from a study on the subject — with Houston being one of two markets studied. The “Flexible Co-Living Housing Feasibility Study” found that converting Houston’s empty office buildings to communities of micro-apartments is, well, feasible.

“In the current climate of high construction costs, interest rates, building expenses, and rising rents, this project looks at the conventional office-to-residential conversion in a different way by leveraging the existing building infrastructure to reduce costs on a per unit basis,” Brooks Howell, principal architect at Gensler, tells CultureMap. “The result is a new housing typology, a co-living concept, that can provide affordable housing to the large and growing number of lower income single-person households in an urban context.”

The numbers
HUD reported that in 2024 homelessness was at an all-time high of 770,000 persons, up a staggering 18 percent from the prior year. Houston is on the low end of the national average, with a reported 3,270 homeless persons (4/10,000 Houstonians). CoStar data shows that Houston’s central business district contains 88 office buildings of over 50,000 square feet, 19 of which show reported vacancy rates of over 30 percent. As of November 2024, the median rent in Houston for an apartment was $1,297. The proposed rental rate for a furnished micro-apartment in a converted office building in downtown Houston is $700 — all inclusive, with zero move-in costs, as the units are fully furnished.

“The U.S. has a housing shortage of 4-7 million homes, which has driven rents to an all-time high and made it hard to save to buy a home,” Alex Horowitz, a project director for Pew Charitable Trust and a co-author of the study, adds. “Houston has one of the highest office vacancy rates in the U.S., but office layouts often don't work well for apartment conversions and carry high costs. This study finds that converting offices to dorm-style housing is cost-effective and can enable low rents — about $700 per month to live downtown. That could make a real difference for people struggling with high housing costs while revitalizing downtown.”

Co-living explained
Co-living is hardly a new concept. “Single room occupancy” dwellings, or SROs, were extremely common until about 1950. It’s worth noting that during the height of its popularity, homelessness was rare. The co-living model allows for a private furnished space, while bathrooms, kitchens, and laundry are shared facilities — much like a college dormitory. With 40 percent of renters being single occupants, this model promotes socialization and community, something that has been trending downward since the pandemic.

Wesley LeBlanc, principal analytics director for Gensler Chicago, adds that this elevated dorm situation is a “jumping off point for a number of models,” noting that there are six variations from the one in the study. LeBlanc encourages people to “Think beyond the conventional. A whole world of housing solutions come out of this.”

Office building apartment converstion floorplan rendering genslerIndividual rooms share amenities such as larger living rooms, bathrooms, and kitchens.Courtesy of Gensler


What to expect in a typical converted building
The Pew/Gensler report proposes a prototypical building standard of 24 floors, 19 of which are residential, with 60 micro-apartments per floor, or 1,140 residential units per building. Each floor would offer six shared kitchen areas, five larger shared living spaces, two smaller shared living spaces tucked into interior hallways, two central shower areas with five private shower rooms each. Two shower rooms would include toilets and sinks, plus two additional toilet rooms with four toilets and two sinks. The total comes to 10 showers, 12 toilets, and 14 sinks per floor. Two laundry rooms, each with three washers and dryers, would also be available per floor.

The high cost of converting office buildings into fully plumbed, individual studio apartments can be cost prohibitive, leading a pragmatic Howell to ask: “What if we didn’t demo everything?” The utilization of existing centralized plumbing on each floor saves an average of 25-35 percent in construction costs that would arise from running new plumbing to each unit.

The ground floor would consist of a main lobby, management office, and 10,000 square feet of retail space. Floors two through four would be reserved for parking, while the fifth floor would offer 10,000 square feet of Class B office space as well as amenities like the gym.

While subsidies will be required for the conversion, the same will not be true once the development is out of the construction phase. The co-living model is projected to cost around one-third of the cost of converting an office building to individual studio apartments or constructing new affordable housing.

Office building apartment converstion unit rendering genslerAn illustration of what a bedroom would look like.Courtesy of Gensler

Micro-apartments details
Each individual unit is designed to be 151 square feet, approximately the size of a modest hotel room. Furnishings include one extra-long twin bed (bedding included), a desk, chair, nightstand, standard-depth half-sized fridge, storage shelf, and cabinet. Units would have solid-core wooden doors and appropriate sound insulation — all for a tidy $700 per month.

Pricing has been a key factor in determining this configuration for affordable, urban housing. “Lowering the cost of housing to manageable levels enables residents to spend more on the other financial needs of their lives, which has broad implications for quality of life and well being,” LeBlanc explains.

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This story originally appeared on our sister site, CultureMap.com.

A Houston startup that uses tech to speed up and lower the cost of home building will pitch at SXSW this year. Photo via 3spacemakers.com

Houston-area construction tech startup prepares for next phase at SXSW

homes for everyone

Conroe-based construction tech company that specializes in creating technology to develop cost-efficient high-quality homes built in half the time is gearing up for new growth due to their recent selection as a finalist in SXSW Pitch 2020.

3Space Makers was at first selected as an alternate in the "Artificial Intelligence, Robotics & Voice" category for the 12th annual SXSW Pitch, formerly known as SXSW Accelerator, but was recently bumped to finalist.

"It's gratifying to learn that we have been selected," Ted Cox, CEO and co-founder of 3Space Makers, tells InnovationMap. "Our team has been working really hard for this moment. I think that not only do we have a good product, but the mission that we are on is what is resonating the most."

3Space Makers uses robotics, artificial intelligence, and 3D printing to spur innovation in the construction industry, allowing for faster manufacturing processes which, according to Cox, will enable homes to be built better, faster, and cheaper. The typical 3Space Makers home takes one month to build, drastically reducing the time frame of construction projects and thus reducing their cost.

"Everything in the construction industry right now is manual and human-driven," says Cox. "Until now that has been enough to get the job done. A typical home currently takes 3 to 6 months to build, 3Space Makers dramatically takes the inefficiencies out of the construction industry."

The company is developing new innovative technology marrying autonomous robotics and cloud-based control systems to produce detailed data to validate building standards. Their Fab & Fill process uses eco-friendly material known as BioSilicate to manufacture complete metal-framed walls and roofs using semi-automated processes.

The eco-friendly material can be made from natural materials native for particular regions such as corn husks and sugar cane, converting waste material into revenue for local farmers.

"We are building homes that are safe, durable, and affordable to those who are most in need using our processes," says Cox "We can cut the time of construction in about half along with the cost, that makes homes available for those who couldn't afford it otherwise, it's a bringing the promise of technology to the construction industry."

The idea for 3Space Makers was born out of the need to help vulnerable members of society, including low-income families and homeless veterans who cannot afford to buy a home with current high real estate prices.

The construction start-up aims to meet its '50/50/50' performance target to benefit veterans and low-income families.

"Any technology or process we develop," says Cox. "Must be 50 percent faster, 50 percent less expensive and 50 percent better than current methods on the market."

At their SXSW pitch, 3Space Makers will premiere as Integra Homes, a rebrand that represents a focus on increasing affordability for homes. The company is also currently working on raising a round of funding this year, along with gearing up to grow their facilities to finish their current projects, including building 5,000 homes in the U.S. and Jamaica.

"When we were originally founded, our focus was on serving homeless veterans, that remains to this day," says Cox. "But we also found that there is quite a need, not only in the U.S. for affordable homes. By being able to come in and build high-quality affordable homes with the help of our technological processes, it's going to make a big difference for many individuals."

A Houston pilot program created a way to design stylish homes at a fraction of the cost — and in less than half the time. Photo courtesy of BoxPrefab

Houston-grown partnership completes innovative pilot program promoting affordable housing

innovating an impact

For families who want to live near downtown, Houston's affordable housing deficit in and around the Inner Loop is no secret.

For thirty years and counting, Houston-based nonprofit Avenue has confronted this reality by creating affordable housing opportunities and comprehensive community development programs for families in Houston neighborhoods.

"One of our chief objectives is to help stabilize neighborhoods and give opportunities for people to stay in the neighborhoods by providing moderately-priced homes," says Robert Fiederlein, Avenue's senior director of real estate development.

After an audit of Houston's Northline neighborhood revealed the community's affordable housing shortage, the Avenue team began to explore various methods to deliver new construction to the community, through sustainable housing at affordable prices. Research of diverse construction methods led Avenue to the innovative solution of prefabricated family dwellings.

In their effort to find a smart, sustainable alternative to traditional construction, Avenue came across BoxPrefab, an innovative off-site construction company that produces precision-built prefabricated homes from design to completion.

BoxPrefab's sustainable-oriented attributes and efficient processes checked all of Avenue's 'must-have' boxes and the two entities kicked off their partnership with their premier pilot program for modular home development.

"We care a lot about bringing affordability to housing and bringing good designs to affordable housing. We were really excited to work with Avenue because we are really in tune with their mission," says Rame Hruska, BoxPrefab's co-founder. "This is a great solution for homeowners."

This housing solution is not your run-of-the-mill "affordable housing." Besides its sleek finishes and modern look, BoxPrefab's modular home design and construction process is practical and ultra-simplified. Using prefabricated components, the company specializes in building homes in a factory, a controlled environment, instead of building on-site, where the construction process is subject to external variables, like rain, inclement weather, or any labor diversions.

The BoxPrefab houses are created offsite and then set up on the property. Photo courtesy of BoxPrefab

"Reliability is a big factor for our clients. There's so many unknowns and variables, from weather to other various delays, so we can really give people a much more definitive price, time and set quality," says Hruska.

After producing the factory-built components, BoxPrefab then assembles the prefabricated modules on the home's lot. With this streamlined process, BoxPrefab is able to build homes faster and in a more systematic manner, all while reducing waste output and overall cost.

"We have confidence that if we placed higher orders, costs would go down," Fiederlein says. "This could be a way to build less costly affordable housing. Construction costs came out $130 per square foot, which is comparable to the other site-built homes that we're working on right now.

"Another thing we've learned was that we can do it in half the time as a site build," Fiederlein continues. "It takes six to seven months to build a site-built home and we completed this home in just over three months. Russell, with tighter scheduling, said he could've built quicker. We can half the time it would normally take. As you know, time is money."

BoxPrefab's construction process, fiscal efficiency and waste output reduction is exactly what Avenue was looking for in a partner. Together, the two entities successfully completed their pilot program by placing a three-bedroom-two-bathroom prefabricated home on the market in Houston's Northline neighborhood.

"We're really excited about this potential and see it as becoming a much more standard way to build," Hruska says.

Prefabricated building options are considered the future of construction, due to its increased reliability and quality in the construction process, Hruska says. Based on the success of their pilot program, Avenue anticipates investing in more modular housing in the future. BoxPrefab, while Houston-based and focused, has their sights set on expanding regionally, to service more clients with prefabricated solutions, says Russell Hruska, BoxPrefab co-founder.

"Modular is a viable path going forward," Fiederlein says. "It's going to take additional work to get there, but the pilot shows that it's certainly a method that helps to reduce costs…We're confident that it can be the way of delivering affordable housing at lower prices."

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Autonomous truck company rolls out driverless Houston-Dallas route

up and running

Houston is helping drive the evolution of self-driving freight trucks.

In October, Aurora opened a more than 90,000-square-foot terminal at a Fallbrook Drive logistics hub in northwest Houston to support the launch of its first “lane” for driverless trucks—a Houston-to-Dallas route on the Interstate 45 corridor. Aurora opened its Dallas-area terminal in April and the company began regular driverless customer deliveries between the two Texas cities on April 27.

Close to half of all truck freight in Texas moves along I-45 between Houston and Dallas.

“Now, we are the first company to successfully and safely operate a commercial driverless trucking service on public roads. Riding in the back seat for our inaugural trip was an honor of a lifetime – the Aurora Driver performed perfectly and it’s a moment I’ll never forget,” Chris Urmson, CEO and co-founder of Pittsburgh-based Aurora, said in a news release.

Aurora produces software that controls autonomous vehicles and is known for its flagship product, the Aurora Driver. The software is installed in Volvo and Paccar trucks, the latter of which includes brands like Kenworth and Peterbilt.

Aurora previously hauled more than 75 loads per week under the supervision of vehicle operators from Houston to Dallas and Fort Worth to El Paso for customers in its pilot project, including FedEx, Uber Freight and Werner. To date, it has completed over 1,200 miles without a driver.

The company launched its new Houston to Dallas route with customers Uber Freight and Hirschbach Motor Lines, which ran supervised commercial pilots with Aurora.

“Transforming an old school industry like trucking is never easy, but we can’t ignore the safety and efficiency benefits this technology can deliver. Autonomous trucks aren’t just going to help grow our business – they’re also going to give our drivers better lives by handling the lengthier and less desirable routes,” Richard Stocking, CEO of Hirschbach Motor Lines, added in the statement.

The company plans to expand its service to El Paso and Phoenix by the end of 2025.

“These new, autonomous semis on the I-45 corridor will efficiently move products, create jobs, and help make our roadways safer,” Gov. Greg Abbott added in the release. “Texas offers businesses the freedom to succeed, and the Aurora Driver will further spur economic growth and job creation in Texas. Together through innovation, we will build a stronger, more prosperous Texas for generations.”

In July, Aurora said it raised $820 million in capital to fuel its growth—growth that’s being accompanied by scrutiny.

In light of recent controversies surrounding self-driving vehicles, the International Brotherhood of Teamsters, whose union members include over-the-road truckers, recently sent a letter to Lt. Gov. Dan Patrick calling for a ban on autonomous vehicles in Texas.

“The Teamsters believe that a human operator is needed in every vehicle—and that goes beyond partisan politics,” the letter states. “State legislators have a solemn duty in this matter to keep dangerous autonomous vehicles off our streets and keep Texans safe. Autonomous vehicles are not ready for prime time, and we urge you to act before someone in our community gets killed.”

Houston cell therapy company launches second-phase clinical trial

fighting cancer

A Houston cell therapy company has dosed its first patient in a Phase 2 clinical trial. March Biosciences is testing the efficacy of MB-105, a CD5-targeted CAR-T cell therapy for patients with relapsed or refractory CD5-positive T-cell lymphoma.

Last year, InnovationMap reported that March Biosciences had closed its series A with a $28.4 million raise. Now, the company, co-founded by Sarah Hein, Max Mamonkin and Malcolm Brenner, is ready to enroll a total of 46 patients in its study of people with difficult-to-treat cancer.

The trial will be conducted at cancer centers around the United States, but the first dose took place locally, at The University of Texas MD Anderson Cancer Center. Dr. Swaminathan P. Iyer, a professor in the department of lymphoma/myeloma at MD Anderson, is leading the trial.

“This represents a significant milestone in advancing MB-105 as a potential treatment option for patients with T-cell lymphoma who currently face extremely limited therapeutic choices,” Hein, who serves as CEO, says. “CAR-T therapies have revolutionized the treatment of B-cell lymphomas and leukemias but have not successfully addressed the rarer T-cell lymphomas and leukemias. We are optimistic that this larger trial will further validate MB-105's potential to address the critical unmet needs of these patients and look forward to reporting our first clinical readouts.”

The Phase 1 trial showed promise for MB-105 in terms of both safety and efficacy. That means that potentially concerning side effects, including neurological events and cytokine release above grade 3, were not observed. Those results were published last year, noting lasting remissions.

In January 2025, MB-105 won an orphan drug designation from the FDA. That results in seven years of market exclusivity if the drug is approved, as well as development incentives along the way.

The trial is enrolling its single-arm, two-stage study on ClinicalTrials.gov. For patients with stubborn blood cancers, the drug is providing new hope.

Elon Musk's SpaceX site officially becomes the city of Starbase, Texas

Starbase, Texas

The South Texas home of Elon Musk’s SpaceX rocket company is now an official city with a galactic name: Starbase.

A vote Saturday, May 3, to formally organize Starbase as a city was approved by a lopsided margin among the small group of voters who live there and are mostly Musk’s employees at SpaceX. With all the votes in, the tally was 212 in favor to 6 against, according to results published online by the Cameron County Elections Department.

Musk celebrated in a post on his social platform, X, saying it is “now a real city!”

Starbase is the facility and launch site for the SpaceX rocket program that is under contract with the Department of Defense and NASA that hopes to send astronauts back to the moon and someday to Mars.

Musk first floated the idea of Starbase in 2021 and approval of the new city was all but certain. Of the 283 eligible voters in the area, most are believed to be Starbase workers.

The election victory was personal for Musk. The billionaire’s popularity has diminished since he became the chain-saw-wielding public face of President Donald Trump’s federal job and spending cuts, and profits at his Tesla car company have plummeted.

SpaceX has generally drawn widespread support from local officials for its jobs and investment in the area.

But the creation of an official company town has also drawn critics who worry it will expand Musk’s personal control over the area, with potential authority to close a popular beach and state park for launches.

Companion efforts to the city vote include bills in the state Legislature to shift that authority from the county to the new town’s mayor and city council.

All these measures come as SpaceX is asking federal authorities for permission to increase the number of South Texas launches from five to 25 a year.

The city at the southern tip of Texas near the Mexico border is only about 1.5 square miles (3.9 square kilometers), crisscrossed by a few roads and dappled with airstream trailers and modest midcentury homes.

SpaceX officials have said little about exactly why they want a company town and did not respond to emailed requests for comment.

“We need the ability to grow Starbase as a community,” Starbase General Manager Kathryn Lueders wrote to local officials in 2024 with the request to get the city issue on the ballot.

The letter said the company already manages roads and utilities, as well as “the provisions of schooling and medical care” for those living on the property.

SpaceX officials have told lawmakers that granting the city authority to close the beach would streamline launch operations. SpaceX rocket launches and engine tests, and even just moving certain equipment around the launch base, requires the closure of a local highway and access to Boca Chica State Park and Boca Chica Beach.

Critics say beach closure authority should stay with the county government, which represents a broader population that uses the beach and park. Cameron County Judge Eddie Trevino, Jr. has said the county has worked well with SpaceX and there is no need for change.

Another proposed bill would make it a Class B misdemeanor with up to 180 days in jail if someone doesn’t comply with an order to evacuate the beach.

The South Texas Environmental Justice Network, which has organized protests against the city vote and the beach access issue, held another demonstration Saturday that attracted dozens of people.

Josette Hinojosa, whose young daughter was building a sandcastle nearby, said she was taking part to try to ensure continued access to a beach her family has enjoyed for generations.

With SpaceX, Hinojosa said, “Some days it’s closed, and some days you get turned away."

Organizer Christopher Basaldú, a member of the Carrizo/Comecrudo Nation of Texas tribe, said his ancestors have long been in the area, where the Rio Grande meets the Gulf.

“It’s not just important,” he said, “it’s sacred.”

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