| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Good |
| Demographics | 49th | Best |
| Amenities | 35th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2616 Old Port Isabel Rd, Brownsville, TX, 78526, US |
| Region / Metro | Brownsville |
| Year of Construction | 1980 |
| Units | 32 |
| Transaction Date | 2021-10-04 |
| Transaction Price | $1,125,000 |
| Buyer | BROWNSVILLE TWENTY LLC |
| Seller | GREAT CTRL MTG ACCEPTANCE CO L |
2616 Old Port Isabel Rd Brownsville Value-Add Multifamily
Neighborhood renter concentration is elevated, supporting depth of tenant demand even as area occupancy runs softer, according to WDSuites CRE market data. A 1980 vintage and 32-unit scale point to practical value-add potential in an inner-suburban Brownsville location.
This inner-suburban Brownsville location shows a mix of everyday convenience and car-oriented living. Grocery access is competitive among Brownsville-Harlingen neighborhoods (ranked 41 out of 133), while parks availability also performs well (26 of 133). By contrast, cafes, childcare, and pharmacies are sparse locally, so residents rely more on driving for services.
The propertys 1980 construction year is older than the neighborhoods average vintage (ranked 43 of 133 for newer stock), which suggests straightforward value-add strategies and capital planning for systems and finishes to improve relative positioning against newer product.
Tenure dynamics support multifamily demand: the neighborhoods share of renter-occupied housing units is high (ranked 26 of 133), indicating a deep tenant base for workforce housing and lease-up resilience. However, neighborhood occupancy is below the metro median (ranked 117 of 133), so underwriting should emphasize operational execution and competitive amenities.
Within a 3-mile radius, recent trends point to gradual population growth and a faster increase in households, resulting in smaller average household sizes. Forward-looking projections call for continued gains in households and incomes, expanding the renter pool and supporting occupancy stability and renewal prospects. Median contract rents and rent-to-income levels in the neighborhood remain manageable, which can aid retention while allowing for measured rent growth tied to renovations.
Safety indicators for the neighborhood track below the national median, and the area ranks closer to the higher-crime end within the Brownsville-Harlingen metro (crime rank 17 out of 133 neighborhoods). Recent estimates show increases in both property and violent offense rates year over year. Investors should account for these dynamics in underwriting via security measures, lighting, and resident engagement.
Regional employment access is driven by broader metro employers, supporting commuter demand from workforce renters. Notable nearby corporate presence includes the following.
- Dish Network
2616 Old Port Isabel Rd offers a 32-unit, 1980-vintage footprint in an inner-suburban Brownsville setting where renter concentration is above the metro median and household growth within 3 miles is expanding the tenant base. Based on commercial real estate analysis from WDSuite, neighborhood occupancy trends sit below metro norms, but accessible rent-to-income levels and a value-add scope can support durable leasing when paired with targeted upgrades.
Amenity access is practical rather than walkablegrocery and parks compare well within the metro while cafes and pharmacies are limitedso competitive positioning hinges on on-site improvements and management. Investors should also plan for security-forward operations given recent offense-rate increases, balanced by a growing workforce renter pool and income gains in the surrounding 3-mile area.
- Renter-occupied share is high for the neighborhood (26 of 133), supporting depth of demand
- 1980 vintage creates clear value-add and CapEx paths to compete with newer stock
- Household growth within 3 miles expands the renter base and supports occupancy stability
- Practical location: strong grocery/park access; limited cafes/pharmacies favor on-site amenities
- Risks: softer neighborhood occupancy and rising offense rates warrant conservative underwriting and security initiatives