| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 22nd | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2133 Barnard Rd, Brownsville, TX, 78520, US |
| Region / Metro | Brownsville |
| Year of Construction | 1975 |
| Units | 65 |
| Transaction Date | 2002-04-24 |
| Transaction Price | $1,750,600 |
| Buyer | RHAC EBANOS LLC |
| Seller | EBANOS HOUSING LP |
2133 Barnard Rd Brownsville Multifamily Investment
Neighborhood data points to durable renter demand and high occupancy in this inner-suburb pocket of Brownsville, according to WDSuite’s CRE market data. Figures cited reflect neighborhood conditions rather than the property itself.
Located in an Inner Suburb setting of Brownsville-Harlingen, the neighborhood carries an A rating and ranks 8th out of 133 metro neighborhoods, signaling competitive fundamentals for multifamily investors. Occupancy is strong at the neighborhood level and sits in the top quartile nationally (77th percentile), indicating support for lease-up and renewal stability.
Daily necessities are convenient: grocery access is among the strongest in the metro (ranked 2 of 133) with restaurants also dense relative to peers (ranked 13 of 133). Parks and pharmacies both benchmark in the mid-80s nationally, reinforcing day-to-day livability that can aid retention. Cafés are sparse locally, so lifestyle conveniences skew toward essentials rather than boutique options.
Renter concentration is high, with an estimated 77.8% of housing units renter-occupied (ranked 1 of 133), a positive signal for tenant-base depth and ongoing leasing activity. Neighborhood median contract rents benchmark below national medians (32nd percentile), suggesting value-oriented positioning relative to the broader market and potential to capture price-sensitive demand.
Within a 3-mile radius, population grew in recent years and households expanded at a faster pace, with projections calling for further increases in both households and incomes. This trajectory points to a larger tenant base over time and supports occupancy stability. The area’s median school rating trends low, which may matter for some family renters, but workforce-oriented demand drivers and everyday amenities help balance overall appeal.
The property’s 1975 vintage is older than the neighborhood’s average construction year (1988). For investors, that typically implies capital planning for systems and interiors, along with potential value-add upside to improve competitive positioning versus newer stock.
Ownership costs are comparatively accessible in this submarket, which can introduce some competition with for-sale housing. Rent-to-income around the neighborhood indicates manageable affordability pressure; prudent lease management and amenity upgrades can help sustain pricing power while maintaining retention.
Neighborhood safety indicators are mixed relative to the region and nation. Overall crime benchmarks below the national average (31st percentile nationally), and the neighborhood ranks 41st among 133 Brownsville-Harlingen neighborhoods, indicating comparatively higher incident levels within the metro. Violent-offense measures sit near the national midpoint, while property-related metrics read stronger nationally but have shown short-term volatility.
For investors, the takeaway is risk management rather than avoidance: emphasize lighting, access control, and resident engagement, and monitor trend direction over multi-year periods rather than single-year swings. These figures describe neighborhood conditions, not the property specifically.
Regional employment access is anchored by corporate and communications roles that broaden the renter pool and support leasing stability for workforce housing.
- Dish Network — communications corporate offices (21.3 miles)
2133 Barnard Rd is a 65-unit, value-oriented multifamily asset positioned in a neighborhood with high renter concentration and strong occupancy. The 1975 vintage suggests near- to mid-term capital planning needs, but also practical value-add avenues to improve interiors and common areas versus the neighborhood’s newer average stock. According to CRE market data from WDSuite, the surrounding area demonstrates top-quartile occupancy nationally and competitive amenity access, which can underpin renewal rates and steady leasing.
Within a 3-mile radius, recent growth in households and population, alongside projected gains and rising incomes, point to a larger tenant base over time. Balanced against accessible ownership costs and modest school ratings, the submarket remains compelling for workforce-oriented positioning, with prudent rent setting and resident experience investments supporting retention.
- High neighborhood renter concentration and top-quartile occupancy support leasing stability
- 1975 vintage offers value-add potential alongside planned CapEx for systems/interiors
- Amenity access (grocery, restaurants, parks) reinforces day-to-day livability and renewals
- Expanding 3-mile household base and income growth point to a larger renter pool
- Risks: comparatively weaker school ratings, mixed safety metrics, and competition from accessible ownership