| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Good |
| Demographics | 16th | Poor |
| Amenities | 43rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1356 Morningside Rd, Brownsville, TX, 78521, US |
| Region / Metro | Brownsville |
| Year of Construction | 1991 |
| Units | 34 |
| Transaction Date | 1997-05-29 |
| Transaction Price | $675,000 |
| Buyer | LAPINSKI JOSEPH |
| Seller | GARCIA ANTONIO |
1356 Morningside Rd Brownsville Multifamily Value-Add Potential
Neighborhood occupancy has trended resilient and above metro norms, suggesting steady leasing conditions for a 34-unit asset, according to CRE market data from WDSuite. Positioning and pricing discipline matter given local affordability dynamics and an older 1991 vintage.
Livability is shaped by solid daily-needs access and pragmatic affordability for renters. Grocery and park access are competitive among Brownsville-Harlingen neighborhoods (ranks 18 and 12 out of 133), while restaurants also compare favorably (rank 20 of 133). Conversely, limited café, pharmacy, and childcare density indicates fewer convenience options nearby, so on-site amenities and property management services can help retention.
For investors, the key operational signal is stability: the neighborhood’s occupancy is above the metro median (rank 30 of 133) and sits in the 74th percentile nationally, based on CRE market data from WDSuite. Typical contract rents in the area are modest relative to income levels, supporting lease-up and renewals but calling for careful revenue management to balance rent growth with retention.
Construction year averages in the immediate area skew slightly newer than this 1991 asset (area average ~1996), pointing to potential value-add through targeted unit and system updates to keep competitive with nearby stock. Within a 3-mile radius, an estimated 38% of housing units are renter-occupied, indicating a meaningful tenant base that supports demand for multifamily product.
Within a 3-mile radius, households have grown even as population edged lower, implying smaller household sizes and a gradual shift toward more households. Forward-looking projections show increases in households alongside rising incomes by 2028, which can expand the effective renter pool and support occupancy stability and measured rent growth over time.
Safety signals are mixed and should be evaluated alongside on-site measures and management practices. Compared with other neighborhoods in the Brownsville-Harlingen metro, the area’s crime rank is 11 out of 133, indicating higher reported incidents relative to many local peers. Nationally, overall crime sits around mid-pack (51st percentile), while violent crime levels trend somewhat better than average (54th percentile).
Property-related incidents are comparatively favorable in national context (96th percentile), and recent year-over-year changes in property offenses show moderate improvement. However, violent crime trends have been volatile recently (very low national trend percentile), so investors may wish to underwrite additional security, lighting, and tenant engagement protocols and consider insurance and operating contingencies accordingly.
Regional employers within commuting range provide a broad labor pool that supports renter demand and renewal stability. The following reflects notable corporate presence accessible from the property.
- Dish Network — telecommunications (25.3 miles)
This 34-unit property’s case centers on occupancy stability, renter demand depth, and pragmatic value-add. Neighborhood occupancy trends remain above the metro median and in a strong national percentile, supporting leasing durability. The 1991 vintage is slightly older than nearby stock, creating scope for targeted renovations and systems updates to defend competitiveness and drive NOI. Within a 3-mile radius, a sizable renter-occupied share and an expanding household count point to a larger tenant base over time, while modest local rent levels favor retention and steady absorption.
Affordability dynamics cut both ways: a high-cost ownership market is not the driver here; instead, relatively accessible ownership can compete with rentals, which puts a premium on community experience, maintenance quality, and unit modernization. Even so, forward projections indicate household and income gains by 2028 within 3 miles—tailwinds that can sustain occupancy and incremental rent growth when paired with disciplined operations. According to commercial real estate analysis from WDSuite, these local fundamentals compare favorably to metro averages on occupancy, while signaling measured upside rather than outsized growth.
- Above-metro occupancy supports leasing durability and renewal potential.
- 1991 vintage offers value-add via interior upgrades and system modernization.
- Within 3 miles, rising household counts expand the tenant base and support steady demand.
- Modest local rents favor retention; disciplined revenue management can capture incremental growth.
- Risks: crime variability, competition from accessible ownership, and capex needs for an older asset.