| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 43rd | Good |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 134 Boca Chica Blvd, Brownsville, TX, 78520, US |
| Region / Metro | Brownsville |
| Year of Construction | 1980 |
| Units | 48 |
| Transaction Date | 2011-05-23 |
| Transaction Price | $862,500 |
| Buyer | BAKAR LLC |
| Seller | FIRST NATIONAL BANK |
134 Boca Chica Blvd Brownsville Multifamily Opportunity
Renter-occupied housing is meaningful in the surrounding area, supporting a durable tenant base even as neighborhood occupancy runs below metro leaders, according to WDSuite’s CRE market data.
Located along Boca Chica Blvd in Brownsville’s inner-suburban fabric, the property benefits from everyday conveniences and a workforce tenant base. Neighborhood amenities are competitive among Brownsville–Harlingen neighborhoods (amenity rank 23 out of 133), with a particularly strong concentration of pharmacies (ranked 1 of 133; 99th percentile nationally) and solid grocery access (ranked 33 of 133). Cafés and parks are limited locally (both ranked 133 of 133), which tilts the area more toward practical services than lifestyle destinations.
Neighborhood schools average about mid-to-above metro performance (school rating rank 26 of 133; 61st percentile nationally), which can aid family retention. Restaurants are present at a level competitive among metro neighborhoods (rank 43 of 133; 69th percentile nationally). For investors, these service-oriented fundamentals help daily livability and reduce friction for leasing, albeit without the premium amenities that typically command top-of-market rents.
The property s 1980 vintage is older than the neighborhood s typical 1995 stock, suggesting capital planning for building systems and presenting value-add or modernization potential to improve competitiveness against newer supply. Neighborhood occupancy is not among the metro leaders (rank 99 of 133; 27th percentile nationally), but the share of renter-occupied units in the neighborhood is elevated (rank 18 of 133; 87th percentile nationally), indicating depth in the tenant pool. Median contract rents in the neighborhood sit below national norms (21st percentile), which supports leasing velocity and retention but may temper near-term pricing power.
Within a 3-mile radius, demographics show recent population and household growth with projections calling for further expansion through 2028, implying a larger tenant base over time. Median household incomes in the 3-mile area have been rising, and rent-to-income levels implied by local rents point to manageable affordability pressure, which can support occupancy stability with disciplined lease management.
Safety signals are mixed. Overall, the neighborhood s crime standing trends below the national median (35th percentile), and metro positioning indicates it is not among the safer cohorts (crime rank 25 out of 133). Recent year changes show upticks in reported offense rates, so investors should incorporate prudent security and lighting upgrades into operating plans and underwrite slightly longer lease-up timelines if targeting higher-rent renovations.
At the same time, category-level indicators point to comparatively moderate levels for violent and property offenses (both around the upper half nationally), suggesting issues are more about trend volatility than chronic severity. Comparing comps across nearby neighborhoods in Brownsville–Harlingen with similar rank profiles can help calibrate achievable rents versus risk.
Employment access is oriented toward regional drivers, supporting workforce housing demand from commuters to larger corporate nodes. Notable nearby corporate office presence includes:
- Dish Network — corporate offices, telecom services (21.4 miles)
This 48-unit, 1980-vintage asset offers value-add potential in a service-rich inner-suburban setting. Neighborhood renter concentration is above most Brownsville–Harlingen peers, pointing to a deep tenant base, while everyday amenities (pharmacies and groceries) support leasing and retention. According to CRE market data from WDSuite, neighborhood occupancy trails top-metro performers, so returns hinge on operational execution and targeted upgrades to compete with newer stock.
Within a 3-mile radius, population and households are expanding with projections for continued growth, implying a larger renter pool over time. Local rent levels are below national norms, aiding lease-up and renewal stability, though the high accessibility of ownership in the broader area can introduce competition and may limit near-term rent lifts without renovations that materially enhance unit quality.
- Workforce location with strong daily services (top metro ranks for pharmacies; competitive grocery access)
- Elevated renter-occupied share in the neighborhood supports tenant demand depth
- 1980 vintage presents clear value-add path via systems updates and interior upgrades
- 3-mile demographics indicate growing renter pool, supporting occupancy stability over time
- Risks: below-metro occupancy, limited lifestyle amenities, and ownership competition may cap rent upside without improvements