| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 28th | Fair |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3604 Boca Chica Blvd, Brownsville, TX, 78521, US |
| Region / Metro | Brownsville |
| Year of Construction | 1972 |
| Units | 56 |
| Transaction Date | 2025-09-23 |
| Transaction Price | $3,404,800 |
| Buyer | 3604 BOCA CHICA LLC |
| Seller | ALANIZ JANIE VALLEJO |
3604 Boca Chica Blvd Brownsville TX Multifamily Investment Opportunity
Neighborhood renter demand is durable with a high share of renter-occupied housing units, while occupancy trends remain mid-pack for the metro, according to WDSuite’s CRE market data. This perspective reflects balanced commercial real estate analysis without overstating near-term upside.
Located in Brownsville’s inner suburb pattern, the neighborhood scores A- overall (ranked 26 of 133), placing it competitive among Brownsville-Harlingen neighborhoods. Amenity access is a relative strength (rank 26 of 133), with cafes and daily-needs retail comparing well versus the metro and performing in the top quartile nationally for cafes and pharmacies. Parks and childcare access are limited (each ranked 133 of 133), so outdoor and family amenities may require slightly longer trips.
For multifamily demand, the share of housing units that are renter-occupied is elevated (rank 9 of 133; high national percentile), signaling a deep tenant base and potential leasing stability. By contrast, neighborhood occupancy sits below the metro median (rank 78 of 133), suggesting operators should plan for active leasing and retention programs to sustain performance. Median contract rents in this neighborhood benchmark on the lower side nationally (around the 27th percentile), and the rent-to-income ratio is moderate, which can support retention but may temper near-term pricing power.
Within a 3-mile radius, demographics indicate that overall population softened in recent years but households increased and are projected to expand further, with smaller average household sizes expected. For investors, this points to a larger renter pool over time and supports occupancy stability as more, smaller households look for accessible rental options. Household incomes have trended upward and are projected to continue rising, aligning with steady demand for well-managed workforce housing.
The neighborhood’s average construction year trends newer than the subject’s 1972 vintage, which positions the asset for value-add or targeted capital improvements to remain competitive with 1980s-and-newer stock. Schools rate below national averages, which does not preclude strong renter demand but suggests family-oriented positioning should be measured and paired with unit and amenity strategies that appeal to working households.
Safety outcomes are mixed and warrant monitoring. The neighborhood’s overall crime rank sits 43 out of 133 metro neighborhoods, indicating higher crime levels than many areas locally and placing it below national safety averages (around the 30th percentile nationwide). At the same time, property-crime levels compare more favorably against national peers, while violent-crime indicators track closer to the national middle. Recent one-year changes show upticks in reported rates; investors should underwrite prudent security measures and partner engagement rather than rely on short-term improvement assumptions.
- Dish Network — corporate offices (23.5 miles)
Constructed in 1972, the 56-unit asset is older than the neighborhood’s typical 1980s stock, creating a clear value-add and capital planning angle to sharpen competitiveness against newer properties. Demand fundamentals are supported by a high renter concentration at the neighborhood level and a 3-mile radius outlook that points to future growth in households and a smaller average household size — dynamics that expand the renter pool and can support occupancy stability. According to CRE market data from WDSuite, local occupancy trends run below the metro median, so performance should lean on proactive leasing, pragmatic unit upgrades, and operational execution rather than outsized rent gains.
Amenity access is a strength (daily-needs retail, cafes, and pharmacies), while limited parks and below-average school ratings call for positioning toward workforce renters. Neighborhood rents benchmark lower nationally with moderate rent-to-income levels, which can aid retention but may limit near-term pricing power; underwriting should emphasize durable cash flow, measured renovation scopes, and expense control.
- High renter-occupied share supports a deep tenant base and steady leasing
- 1972 vintage offers value-add and targeted CapEx potential versus newer neighborhood stock
- Amenity access (cafes, groceries, pharmacies) underpins convenience-oriented renter appeal
- 3-mile outlook suggests household growth and smaller household sizes, enlarging the renter pool
- Risk: neighborhood occupancy trails metro median and safety trends are mixed — assume active leasing and prudent security