| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Good |
| Demographics | 49th | Best |
| Amenities | 35th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2128 Old Port Isabel Rd, Brownsville, TX, 78521, US |
| Region / Metro | Brownsville |
| Year of Construction | 1989 |
| Units | 37 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2128 Old Port Isabel Rd, Brownsville TX Multifamily Opportunity
Renter concentration in the surrounding neighborhood is comparatively high, supporting demand depth even as neighborhood occupancy trends are softer; according to WDSuite s commercial real estate analysis, this setup favors attentive operations and selective value-add.
The property sits in an Inner Suburb of Brownsville-Harlingen where neighborhood quality is rated A- and ranks 32 out of 133, placing it above the metro median. Grocery and park access are relative strengths grocery density ranks 41 of 133 and parks 26 of 133 making the area competitive among Brownsville-Harlingen neighborhoods for daily needs and open space, while cafes and pharmacies are limited nearby.
Neighborhood renter concentration is 43.1% of housing units (ranked 26 of 133), a top-quartile position locally that points to a sizable tenant base for multifamily. By contrast, neighborhood occupancy performance ranks 117 of 133, signaling softer occupancy than much of the metro and the need for disciplined leasing and renewal strategies.
Within a 3-mile radius, population has grown and households have increased, with forecasts indicating further population growth and more households by 2028; this implies a larger tenant base that can support absorption and occupancy stability. Median contract rents in the neighborhood sit near the national middle, and a rent-to-income ratio around 0.18 suggests manageable affordability pressures that can aid retention.
The area s building stock is generally newer (average 2003), while the subject property s 1989 construction is older than the neighborhood norm. That vintage can create a practical path for targeted renovations or systems upgrades to improve competitiveness against newer inventory and drive a value-add thesis, based on CRE market data from WDSuite.
Safety signals are mixed and should be monitored alongside property operations. The neighborhood s metro crime rank (17 of 133) indicates higher reported incidents relative to many Brownsville-Harlingen neighborhoods, yet national comparisons place the area closer to the safer side overall (violent and property offense rates around the 74th to 85th percentiles nationally). Recent year-over-year volatility shows increases in estimated offense rates, so prudent security measures and tenant communication plans are advisable.
Regional employers within commuting range help underpin renter demand through steady service and corporate employment. Notable nearby corporate presence includes:
- Dish Network corporate offices (21.8 miles)
This 37-unit, 1989-vintage community offers a value-add angle in a neighborhood with a large renter base and improving household fundamentals. The asset is older than the local average construction year (2003), creating room for targeted capex to close the competitive gap with newer stock. Within 3 miles, households are expanding and are projected to grow further, supporting a larger renter pool and steady leasing. According to CRE market data from WDSuite, the neighborhood shows a top-quartile renter share locally, while current occupancy trends in the neighborhood are softer conditions that reward hands-on leasing, renewals, and thoughtful rent positioning.
Affordability signals are supportive: neighborhood rents track near national midpoints and rent-to-income positioning suggests room for retention-oriented strategies. At the same time, ownership costs in the broader area remain comparatively accessible, which can introduce competition with for-sale options; positioning the asset on convenience, renovated finishes, and reliable operations will be important to sustain pricing power.
- Large local renter base (top-quartile renter-occupied share) supports demand depth
- 1989 vintage offers clear value-add and systems-upgrade pathways versus newer stock
- 3-mile household growth and forecast population gains bolster the future tenant pool
- Manageable rent-to-income positioning can aid retention and lease stability
- Risks: softer neighborhood occupancy and safety volatility require disciplined leasing, resident engagement, and capex planning