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.

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Houston e-commerce unicorn reaches $1.6B valuation with $50M fundraising round

fresh funding

Houston-based Cart.com, a provider of fulfillment and logistics services for B2C and B2B brands, has raised $50 million in venture capital, pushing its valuation to $1.6 billion. Since it was founded in 2020, Cart.com has raised $475 million.

Cart.com earned “unicorn” status in 2023 after securing a $60 million Series C round of funding. In the startup universe, “unicorn” refers to a private company that’s valued at $1 billion or more. Last year, Cart.com nailed down $130 million in debt funding, lifting its valuation to $1.2 billion.

Technically, Cart.com no longer qualifies as a startup. Rather, it’s now in “scaleup” territory. This term refers to a startup that has notched substantial growth and has maintained a stable workforce, among other positive achievements. Notable brands that have graduated from startup to scaleup include Airbnb, Peloton and Uber.

The $50 million round includes money from funds and accounts managed by BlackRock and Neuberger Berman, and new investors such as eGateway Capital, along with several unidentified venture capital firms, investors and family offices.

The company said it will use the fresh capital to fuel its global expansion through investments in infrastructure, technology, and M&A.

“Cart.com is continuing our strong growth trajectory across all operating metrics, and we intend to utilize this additional capital to accelerate the expansion of our platform and bring our customers new capabilities to enable their growth,” Omair Tariq, founder and CEO of Cart.com, said in a news release. Tariq added that his company is “well on our way to building the largest and most comprehensive platform in our space.”

Over the past 12 months, Cart.com completed its acquisition of OceanX, the fulfillment operation of direct marketing company Guthy-Renker, and Amify, an Amazon marketplace optimization and advertising platform. Bill Guthy, founder of Guthy-Renker, now sits on Cart.com’s board of directors

Texas luxury bus service adds route connecting The Woodlands and Dallas

Travel Time

Houston-area business and leisure travelers have a convenient new route to check out thanks to Vonlane. The Texas-based luxury motor coach service is adding a new daily service between The Woodlands and Dallas starting June 13.

Vonlane already offers service between Dallas and downtown Houston, at the Hyatt Regency at 1200 Louisiana St., eight times per day starting at 6 am. The ride takes 3 hours and 45 minutes.

According to Vonlane founder and CEO Alex Danza, The Woodlands has been a much-requested route.

“The Woodlands area has been our most requested geographic addition for several years, so we’re thrilled to announce this expansion, our 10th destination on our 11th anniversary,” Danza says. “Bringing our elevated bus service to suburban areas is a strategic priority as we seek to relieve the hassles of driving and air travel for our passengers and better meet them where they live, work, and play.”

The new service brings a convenient nonstop route to and from the northern fringe of Houston — The Woodlands, Spring, Cypress, Conroe, Montgomery County, and northern Harris County.

Beginning June 13, The Woodlands-Dallas route will offer the following departures:

  • Monday, Thursday, and Friday: 6:15 am, 10:15 am, 2:15 pm, and 6:15 pm – departing both The Woodlands and Dallas
  • Tuesday, Wednesday, and Sunday: 10:15 am and 2:15 pm – departing both The Woodlands and Dallas
  • Saturday: 9 am: departing The Woodlands
  • Saturday 1 pm: departing Dallas

This ride will take 3 hours and 15 minutes.

The new drop-off point for The Woodlands service will be at Woodlands Waterway Marriott Hotel & Convention Center, 1601 Lake Robbins Dr.. According to Danza, The Woodlands Waterway Marriott offers easy access to I-45, ample parking, and high-quality accommodations.

Riders will depart in Dallas at the established stop at Doubletree Love Field, 3300 W. Mockingbird Ln. The new route offers proximity to major employers in the area such as Alight Solutions, Baker Hughes, Chevron Phillips, Entergy, ExxonMobil, Hewlett-Packard, Houston Methodist, Huntsman Corporation, Lone Star College, McKesson, Memorial Hermann, Occidental Petroleum, St. Luke’s Health, and Texas Children’s.

Visit The Woodlands president Nick Wolda says in a statement that The Woodlands is a popular destination for Dallas residents.

“Visit The Woodlands is excited to welcome Vonlane to The Woodlands Waterway Marriott and Conference Center. This first-class amenity is a fantastic addition to our vibrant community, perfectly designed to elevate the travel experience,” Wolda says. “The Woodlands is the go-to destination for trips from the DFW area—whether you're a corporate conventioneer, a Pavilion concertgoer, a college student coming home, or a weekend shopping trip with friends. With this new service, getting to and from The Woodlands has never been easier or more enjoyable!"

Vonlane buses have 22 first-class leather seats, ample workspace, complimentary Wi-Fi, and an onboard attendant offering premium cabin service with snacks, meals, and beverages included.

Fares are a flat rate of $125 for one-way trips with advance purchase. No taxes, baggage fees, or change fees apply. Rates increase with less than seven days’ notice and within 24 hours before departure.

Tickets can be booked at www.vonlane.com.

Vonlane was founded in Texas in 2014 and offers more than 475 weekly departures across 10 destinations.

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A version of this story originally appeared on CultureMap.com.

Houston aerospace co. soars with first U.S. test flight of hypersonic engine

taking off

Houston-based Venus Aerospace successfully completed the first U.S. flight test of its proprietary engine at a demonstration at Spaceport America in New Mexico.

Venus’ next-generation rotating detonation rocket engine (RDRE) is supported by a $155,908 federal Small Business Innovation Research (SBIR) grant from NASA and aims to enable vehicles to travel four to six times the speed of sound from a conventional runway. The recent flight test was the first of an American-developed engine of its kind.

"With this flight test, Venus Aerospace is transforming a decades-old engineering challenge into an operational reality,” Thomas d'Halluin, managing partner at Airbus Ventures, an investor in Venus, said in a news release. “Getting a rotating detonation engine integrated, launch-ready, and validated under real conditions is no small feat. Venus has shown an extraordinary ability to translate deep technical insight into hardware progress, and we're proud to support their bold approach in their attempt to unlock the hypersonic economy and forge the future of propulsion."

Venus’ RDRE operates through supersonic shockwaves, called detonations, that generate more power with less fuel. It is designed to be affordable and scalable for defense and commercial systems.

The RDRE is also engineered to work with the company's air-breathing detonation ramjet, the VDR2, which helps enable aircraft to take off from a runway and transition to speeds exceeding Mach 6. Venus plans for full-scale propulsion testing and vehicle integration of this system. Venus’ ultimate goal is to develop a Mach 4 reusable passenger aircraft, known as the Stargazer M4.

"This milestone proves our engine works outside the lab, under real flight conditions," Andrew Duggleby, Venus co-founder and chief technology officer, said in the release. "Rotating detonation has been a long-sought gain in performance. Venus' RDRE solved the last but critical steps to harness the theoretical benefits of pressure gain combustion. We've built an engine that not only runs, but runs reliably and efficiently—and that's what makes it scalable. This is the foundation we need that, combined with a ramjet, completes the system from take-off to sustained hypersonic flight."

The hypersonic market is projected to surpass $12 billion by 2030, according to Venus.

"This is the moment we've been working toward for five years," Sassie Duggleby, CEO and co-founder of Venus Aerospace, added in the release. "We've proven that this technology works—not just in simulations or the lab, but in the air. With this milestone, we're one step closer to making high-speed flight accessible, affordable, and sustainable."