| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Best |
| Demographics | 34th | Good |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1900 Coffee Port Rd, Brownsville, TX, 78521, US |
| Region / Metro | Brownsville |
| Year of Construction | 1980 |
| Units | 122 |
| Transaction Date | 2022-02-04 |
| Transaction Price | $13,778,800 |
| Buyer | GCH-SUN COLONY LLC |
| Seller | BROWNSVILLE SUN COLONY II LTD |
1900 Coffee Port Rd Brownsville Multifamily Investment
Renter demand is supported by steady neighborhood occupancy and an Inner Suburb location, according to CRE market data from WDSuite. The thesis centers on durable cash flow potential with room for value-add at a 1980-vintage asset.
Location and neighborhood standing: The property sits in Brownsville–Harlingen, TX within an Inner Suburb pocket rated “A” and positioned in the top decile among 133 metro neighborhoods. Neighborhood occupancy is high at the area level, supporting leasing stability for multifamily operators.
Amenities and daily needs: The immediate area shows strong grocery and pharmacy density compared with national norms, while parks and cafes are limited. Restaurant availability trends above national averages, offering everyday convenience for residents and aiding retention.
Rents, values, and affordability: Neighborhood median contract rents sit below many national benchmarks and the rent-to-income ratio is moderate at the neighborhood level, which can support lease retention and measured pricing power. Home values are comparatively accessible for the metro, yet still indicate a meaningful renter base in this submarket.
Tenure and renter depth: The share of housing units that are renter-occupied is elevated in the neighborhood relative to national patterns, indicating a deeper tenant base and consistent demand for multifamily product. This supports occupancy stability through cycles rather than reliance on for-sale housing dynamics.
Demographic context (3-mile radius): Population and households have expanded over the last five years and are projected to continue growing, with average household size trending lower. For investors, this points to a larger tenant base and more renters entering the market, which can sustain occupancy and absorption based on WDSuite’s CRE market data.
Vintage and implications: Built in 1980 versus a neighborhood average around the early 1980s, the asset is slightly older than competing stock. Investors should plan for targeted capital expenditures and consider value-add upgrades to improve competitive positioning and drive rent premiums.
Safety indicators are mixed. Property and violent offense rates compare favorably to many neighborhoods nationwide, while the overall crime ranking indicates a higher concentration of incidents than many Brownsville–Harlingen peers (ranked 21 out of 133 metro neighborhoods). Investors should underwrite with prudent security, OPEX, and insurance assumptions and monitor local trend lines.
Recent year-over-year changes signal volatility in neighborhood-level offense rates. A conservative approach to lighting, access control, and site-level visibility can help support resident retention and NOI stability while maintaining a balanced outlook on the submarket.
Regional employment access supports commuter convenience and workforce housing demand, with proximity to telecommunications offices within a typical drive-time.
- Dish Network — telecommunications (20.9 miles)
This 122-unit, 1980-vintage asset in an A-rated Inner Suburb offers a cash flow profile supported by strong neighborhood occupancy and a sizable renter pool. According to CRE market data from WDSuite, local rents trend below national levels and rent-to-income is moderate, supporting retention while allowing targeted value-add to enhance revenue.
Demographic trends within a 3-mile radius indicate population and household growth alongside smaller household sizes, expanding the tenant base for multifamily. The vintage suggests selective capex and modernization can improve competitiveness versus nearby stock, while everyday amenities and regional employment access underpin steady demand.
- High neighborhood occupancy and elevated renter concentration support leasing stability
- Below-national rent levels and moderate rent-to-income bolster retention and measured pricing power
- 1980 vintage offers value-add and modernization pathways to lift revenue
- Risks: mixed safety signals and vintage-related capex; ongoing monitoring and prudent OPEX planning recommended