| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 22nd | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2425 Barnard Rd, Brownsville, TX, 78520, US |
| Region / Metro | Brownsville |
| Year of Construction | 1973 |
| Units | 118 |
| Transaction Date | 2022-08-31 |
| Transaction Price | $9,542,750 |
| Buyer | DARE CASA GRANDE LLC |
| Seller | RB CASA LLC |
2425 Barnard Rd Brownsville Multifamily Investment
Stabilized renter demand in the surrounding neighborhood, with occupancy measured at the neighborhood level rather than the property, supports consistent operations, according to WDSuite’s CRE market data. Location fundamentals and daily-needs access point to durable, workforce-oriented tenancy in Brownsville.
This Inner Suburb pocket of Brownsville ranks 8 out of 133 metro neighborhoods (A rating), signaling strong overall neighborhood fundamentals. Daily-needs convenience is a clear strength: grocery availability sits in the 99th percentile nationally and ranks 2 of 133 locally, while restaurants are also abundant (89th percentile). Parks and pharmacies track in the mid‑80s percentiles nationally, indicating solid amenity depth for residents.
Neighborhood occupancy is high (77th percentile nationally; rank 27 of 133), a positive indicator for income stability at comparable assets. The share of housing units that are renter‑occupied is elevated (rank 1 of 133; 99th percentile nationally), pointing to a deep tenant base that can support leasing velocity and retention, particularly for well‑managed workforce housing.
On the other side of the ledger, the neighborhood’s average school rating trends below national norms (15th percentile; rank 77 of 133), which can temper family-driven demand. Cafes are limited (rank 133 of 133), so lifestyle offerings skew more toward essentials than boutique retail.
Rents for comparable units in the neighborhood remain relatively accessible in a regional context, and median home values track near the national middle. For investors, this mix suggests steady absorption potential with measured pricing power. Within a 3‑mile radius, population and household counts have grown in recent years and are projected to continue rising, which supports a larger tenant base and occupancy stability over the medium term based on commercial real estate analysis from WDSuite.
Safety indicators are mixed and should be underwritten with care. Compared with neighborhoods nationwide, the area sits below the national middle (overall crime around the 31st percentile). Within the Brownsville–Harlingen metro, it is competitive among local neighborhoods (rank 41 of 133), but investors should note recent year‑over‑year volatility in estimated offense rates. Violent‑crime measures track closer to the national midpoint, while property‑crime measures are comparatively more favorable in national percentile terms.
Practical takeaway: incorporate conservative assumptions for security, lighting, and site programming, and monitor neighborhood trendlines rather than relying on a single year. This framing keeps risk manageable without overstating block‑level precision.
Regional employment access supports workforce tenancy; proximity to telecom and related corporate offices can help with commute convenience and weekday stability. Nearby employers include Dish Network.
- Dish Network — telecom services (21.1 miles)
Built in 1973, the 118‑unit asset is older than the neighborhood’s average vintage, creating potential value‑add upside through targeted renovations and systems upgrades while requiring disciplined capital planning. The surrounding neighborhood shows high occupancy and a strong renter‑occupied share, reinforcing depth of demand for workforce apartments. Essential retail and services are a clear advantage, with top‑tier grocery and solid park/pharmacy access supporting day‑to‑day livability.
Within a 3‑mile radius, population and household growth—along with rising household incomes—point to a larger renter pool over the next several years, supporting occupancy stability and lease‑up durability. According to CRE market data from WDSuite, rent levels in the area remain relatively accessible, though rent‑to‑income dynamics suggest ongoing affordability pressure that calls for attentive lease management.
- High neighborhood occupancy and deep renter base support stable collections
- 1973 vintage offers value‑add potential with targeted renovations and OPEX efficiencies
- Strong daily‑needs access (groceries, parks, pharmacies) enhances livability and retention
- Growing 3‑mile population and households expand the tenant base and support occupancy
- Risks: below‑average school ratings, mixed safety trendlines, and affordability pressure require prudent underwriting