| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 28th | Fair |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3744 Boca Chica Blvd, Brownsville, TX, 78521, US |
| Region / Metro | Brownsville |
| Year of Construction | 1987 |
| Units | 31 |
| Transaction Date | 2017-05-15 |
| Transaction Price | $70,300 |
| Buyer | DEGADO ALFONSO |
| Seller | GARZA CONSUELO RANLOS |
3744 Boca Chica Blvd Brownsville Multifamily Investment
Neighborhood renter concentration and steady occupancy point to a durable tenant base, according to WDSuite’s CRE market data. Positioned for workforce demand with relatively attainable rents, the asset’s performance will hinge on disciplined lease management and market-level pricing.
This Inner Suburb location earns an A- neighborhood rating and ranks 26th of 133 Brownsville–Harlingen neighborhoods, placing it in the top quartile locally. That competitive positioning is supported by daily-needs access: grocery and pharmacy density track well versus national norms, while cafés and restaurants are comparatively plentiful for the metro. Parks and formal childcare options are sparse nearby, which may inform amenity strategy and resident services.
Renter-occupied housing represents a large share of neighborhood units (ranked 9th of 133), indicating deep multifamily demand. Neighborhood occupancy is stable around the high-80s and has improved over the past five years, though it sits below national medians; investors should underwrite toward resident retention and thoughtful renewal pacing rather than aggressive lease-up assumptions.
Relative affordability remains a draw. Neighborhood contract rents benchmark lower than national levels but have advanced over the last five years, suggesting room for measured rent growth as operations improve. With a rent-to-income ratio around the low-20s, pricing appears manageable for the local renter profile, supporting continuity of demand and potential renewal capture.
Demographic statistics are aggregated within a 3-mile radius. Households have grown in recent years even as population edged down, implying smaller household sizes and a shifting unit mix preference that can support multifamily absorption. Forward-looking estimates point to population and household expansion over the next planning period, which would expand the renter pool and help sustain occupancy.
School ratings average below national medians in this area, which may have limited impact on typical workforce renter segments but is worth considering for unit mix and marketing. Against national CRE trends, the neighborhood’s amenity access and renter depth are strengths; lower household incomes and limited park/childcare infrastructure are the principal constraints.
Safety indicators are mixed and warrant conservative assumptions. The neighborhood’s crime metrics rank 43rd out of 133 metro neighborhoods, indicating more incidents than many Brownsville–Harlingen peers and below national median safety (around the 30th percentile nationally). Recent year-over-year readings show a notable uptick in reported property and violent offenses, so investors should plan for proactive security measures and factor this into operating expenses.
At the same time, safety conditions vary by block and trend over time. Monitoring updated police data and property-level incident logs during diligence can refine risk management, tenant screening, and site upgrades such as lighting, access control, and cameras.
Regional employment access supports workforce housing demand, with commuting reach to corporate offices noted below that can contribute to leasing stability.
- Dish Network — corporate offices (23.6 miles)
The asset benefits from a renter-centric neighborhood with improving occupancy, everyday retail access, and rents positioned below national levels — all supportive of steady tenant demand. Based on CRE market data from WDSuite, the area sits in the top quartile locally by neighborhood rating, while renter concentration ranks among the highest in the metro, reinforcing demand depth for workforce-oriented units.
Underwriting should acknowledge below-median school scores and recent crime upticks, which can necessitate targeted security and resident-experience investments. With households expanding within a 3-mile radius and forward projections indicating additional population and household growth, the long-term thesis focuses on consistent occupancy, disciplined renewals, and selective value-add to capture incremental rent without stressing affordability.
- Renter depth: neighborhood ranked high for renter-occupied share, supporting multifamily demand and retention.
- Competitive local standing: top-quartile neighborhood rating within the Brownsville–Harlingen metro.
- Affordability positioning: rents below national levels with room for measured growth via operations and value-add.
- Demand outlook: 3-mile household and population expansion forecasts support occupancy stability over time.
- Risks: below-median school scores and recent increases in reported crime require prudent security and expense planning.