| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Good |
| Demographics | 53rd | Best |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1501 Old Port Isabel Rd, Brownsville, TX, 78521, US |
| Region / Metro | Brownsville |
| Year of Construction | 1994 |
| Units | 22 |
| Transaction Date | 2008-06-12 |
| Transaction Price | $762,000 |
| Buyer | FIGURE 8 LLC SERIES A |
| Seller | SHIV O HUM LLC |
1501 Old Port Isabel Rd Brownsville Multifamily Investment
Neighborhood occupancy has held in the mid‑90s, supporting stable cash flow potential for well-managed assets, according to WDSuite’s CRE market data. This area’s renter demand is supported by steady household growth nearby, while ownership remains relatively accessible, so pricing discipline remains important for retention.
Located in Brownsville’s inner-suburb fabric, the property sits in a neighborhood rated A- with a rank of 25 out of 133 metro neighborhoods, indicating competitive positioning within the Brownsville–Harlingen market. Neighborhood occupancy of 96.3% (rank 26 of 133) places the area in the top quartile among metro sub-areas, a useful signal for income stability when underwriting.
Daily services are accessible, with grocery density competitive (rank 35 of 133; national percentile 81), while restaurants track above the metro median (rank 49 of 133; national percentile 65). Amenities overall are competitive in the metro (rank 42 of 133) but closer to mid-range nationally (percentile 39). School quality trends favorably, with an average rating of 4.0 out of 5 and a strong metro rank (7 of 133), which can support longer resident tenures for family-oriented renter households.
Renter concentration at the neighborhood level is measured as the share of housing units that are renter-occupied and sits at 26.3% (rank 65 of 133). Within a 3-mile radius, renters account for roughly 45.9% of occupied housing units, providing a meaningful tenant base; neighborhood-level rent-to-income at 0.11 (rank 15 of 133; national percentile 74) indicates relatively manageable rents for local incomes, which can aid lease retention even as operators adjust rents within market ranges.
Demographics aggregated within a 3-mile radius point to modest population growth over the past five years, with faster growth in households and families, expanding the local renter pool. Forecasts indicate continued household expansion and rising incomes through 2028 alongside projected rent growth, suggesting support for occupancy stability and measured rent setting rather than outsized escalation.
Safety signals are mixed and warrant site-level diligence. The neighborhood’s metro crime rank is 2 out of 133 (lower ranks indicate higher incident levels relative to the metro), yet national percentiles for violent and property offenses are high (91st and 88th percentiles, respectively), indicating comparatively safer standing versus many U.S. neighborhoods. Recent trend data shows year-over-year declines in estimated violent offenses (-65.5%) and property offenses (-8.9%), which, if sustained, would support tenant retention and leasing stability.
Regional corporate employment accessible by car supports a commuter renter base; nearby roles in corporate offices provide diversified white-collar demand that can aid retention.
- Dish Network — corporate offices (22.1 miles)
The investment case centers on occupancy resilience and an expanding renter pool. Neighborhood occupancy ranks in the top quartile among 133 metro neighborhoods, and within a 3-mile radius, household growth outpaced population growth, broadening the base of potential renters. According to CRE market data from WDSuite, local rent-to-income levels are relatively manageable, supporting retention for well-operated assets while allowing disciplined rent optimization tied to unit quality.
Positioned in a market with accessible home values and solid school ratings, this location should appeal to workforce and family renters. Operators should balance revenue initiatives with competitive positioning given ownership alternatives and a mid-range amenities profile. Smaller average unit sizes at the property level can target value-conscious renters and drive lease-up efficiency when priced appropriately.
- Top-quartile neighborhood occupancy supports income stability versus metro peers
- Expanding 3-mile household base and rising incomes bolster tenant demand
- Rent-to-income levels indicate room for disciplined rent optimization
- Strong school rankings enhance family-renter appeal and retention
- Risks: accessible ownership options and mid-range amenities require competitive pricing and active asset management