| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Fair |
| Demographics | 56th | Best |
| Amenities | 11th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 185 Robindale Rd, Brownsville, TX, 78521, US |
| Region / Metro | Brownsville |
| Year of Construction | 2002 |
| Units | 100 |
| Transaction Date | 2019-02-25 |
| Transaction Price | $5,800,000 |
| Buyer | PC EL DORADO LP |
| Seller | TAHOE HOUSING LP |
185 Robindale Rd Brownsville Multifamily Opportunity
Neighborhood occupancy trends sit in the low-90s with steady leasing, according to WDSuite’s CRE market data, suggesting stable renter demand for a well-located 100-unit asset built in 2002.
This suburban pocket of Brownsville offers a balanced setup for workforce and middle-income renters: restaurants are present locally (competitive within the metro), while broader shopping and services are accessed by short drives. Average school ratings stand out, ranking 7th of 133 metro neighborhoods and placing the area in the top quartile nationally, which can support family-oriented tenant retention.
For income and rent context, neighborhood-level rents trend toward the lower side of the metro (ranked 37th of 133; national percentile 34), helping sustain demand depth and reduce affordability pressure relative to higher-priced submarkets. The neighborhood’s occupancy is competitive among Brownsville-Harlingen neighborhoods (46th of 133; national percentile 61), supporting expectations for consistent leasing and moderate turnover management.
Within a 3-mile radius, demographics show a modest historical population dip alongside growth in household counts, with WDSuite indicating households are projected to rise further by 2028. That pattern typically reflects smaller average household sizes and a larger tenant base over time, reinforcing multifamily demand and supporting occupancy stability.
Ownership costs are comparatively accessible in this part of the metro, which may create some competition from entry-level ownership options. However, a low rent-to-income ratio (national percentile 69) indicates manageable renter affordability pressure, aiding lease retention. With a 2002 vintage versus an average neighborhood construction year from the early 1990s, this property is newer than much of the local stock, providing a competitive edge while still warranting ongoing systems updates and targeted renovations for positioning.
Safety indicators present a mixed picture that investors should monitor. At the metro level, the neighborhood’s overall crime rank is 22nd of 133, which signals comparatively higher reported crime than many Brownsville-Harlingen neighborhoods. At the same time, national comparisons for specific categories are more favorable: estimated violent and property offense rates sit in higher national percentiles, placing the area above many neighborhoods nationwide on those measures.
Recent year-over-year estimates point to increases in both violent and property offense rates locally. While single-year shifts can be volatile, prudent underwriting would factor in trend monitoring, security measures, and resident experience initiatives to support retention.
Regional employers accessible by car support a commuting renter base; the presence of corporate offices like Dish Network can underpin demand and lease stability for workforce households.
- Dish Network — corporate offices (23.1 miles)
This 100-unit asset built in 2002 is newer than much of the surrounding housing stock, which helps competitiveness on finishes and systems relative to older assets while still offering potential for targeted value-add. Neighborhood occupancy is competitive among Brownsville-Harlingen submarkets and sits above the national midpoint, supporting steady leasing. According to CRE market data from WDSuite, local rents skew more attainable, which reduces affordability pressure and can support retention even as operators pursue measured rent growth through renovations and amenity optimization.
Within a 3-mile radius, households are projected to expand through 2028, pointing to renter pool expansion and a larger tenant base over time. Ownership remains relatively accessible in this part of Texas, which can temper pricing power in certain vintages; however, the property’s newer construction and attainable rent positioning should help maintain demand depth and occupancy stability with disciplined asset management.
- 2002 vintage offers relative competitive edge versus older neighborhood stock with selective value-add runway
- Competitive neighborhood occupancy and attainable rent levels support steady leasing and retention
- Forecast household growth within 3 miles expands the renter base and supports long-term demand
- Risk: relatively accessible ownership options can limit pricing power; focus on renovations and service to drive NOI