| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 22nd | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 420 N Expressway, Brownsville, TX, 78521, US |
| Region / Metro | Brownsville |
| Year of Construction | 1995 |
| Units | 32 |
| Transaction Date | 2019-09-24 |
| Transaction Price | $1,412,500 |
| Buyer | STEDLUC LLC |
| Seller | CERMENO FRANCISCO |
420 N Expressway Brownsville Multifamily Investment
Neighborhood occupancy trends and a deep renter base point to durable demand in this inner-suburb location, according to CRE market data from WDSuite.
This Brownsville inner-suburb neighborhood carries an A rating and ranks 8th among 133 metro neighborhoods, signaling strong fundamentals relative to the region. Neighborhood occupancy is elevated and has strengthened over the last five years, placing the area competitive among Brownsville-Harlingen neighborhoods and above national norms. For investors, that backdrop supports leasing stability and reduces exposure to extended vacancy.
Renter-occupied housing is the dominant tenure, with the neighborhood posting a renter concentration near the top of the metro (ranked 1st of 133; top percentile nationally). That depth of renter households typically supports a larger tenant base and steadier turnover cadence for multifamily assets. Median asking rents in the area remain on the lower side compared with national levels, which can aid occupancy while requiring disciplined renewal strategies to maintain effective rents.
Everyday convenience is a differentiator: grocery access is among the highest in the metro (ranked 2nd of 133; top national percentile) and restaurants are dense for the market (top decile locally), while childcare availability also scores near the top of the metro. Cafés are limited, and average school ratings are weaker (around the lower national percentiles), which can modestly narrow appeal for family renters; investors should calibrate unit mixes and amenities accordingly.
Within a 3-mile radius, demographics show households have grown even as population was roughly flat recently, implying smaller household sizes and a gradual shift in housing demand toward rental options. Forward-looking projections indicate increases in households and incomes by 2028, which would expand the renter pool and support occupancy. Median home values in the neighborhood are moderate for Texas, suggesting a more accessible ownership market that can create some competition with entry-level for-sale options; however, this also helps sustain steady workforce rental demand and lease retention for well-managed properties.
Safety signals are mixed. The neighborhood’s crime ranking sits competitive among Brownsville-Harlingen neighborhoods (41st of 133), but it trends below the national midpoint overall (around the 31st percentile nationwide). Violent offense exposure is near the national middle, while property offenses benchmark better (upper national percentiles). Recent year-over-year swings suggest volatility rather than a clear trend, so investors typically underwrite for ongoing security measures and active property management.
Regional employment is diversified, with access to corporate operations that support workforce renter demand and commuting patterns. Notable nearby employer included below reflects potential draw for tenants willing to commute for stable jobs.
- Dish Network — corporate offices (22.0 miles)
Built in 1995, the 32-unit property is newer than the neighborhood average vintage, offering a relative edge versus older stock while leaving room for targeted modernization to lift rents and reduce near-term capital surprises. High neighborhood occupancy and a top-ranked renter-occupied share point to a durable tenant base, and dense daily-needs retail helps support retention. According to CRE market data from WDSuite, local rent levels remain attainable versus national benchmarks, favoring steady lease-up while putting a premium on operational execution for rent growth.
Within a 3-mile radius, households have been increasing and are projected to expand further alongside income gains by 2028, which supports renter pool expansion and occupancy stability. Balanced home values in the neighborhood mean some competition from ownership, but they also sustain workforce rental reliance; pairing value-oriented unit finishes with convenience-driven amenities should help the asset compete effectively.
- 1995 vintage provides competitive positioning versus older local stock, with scope for selective value-add.
- Elevated neighborhood occupancy and deep renter concentration support leasing stability.
- Strong access to daily-needs retail and services underpins retention and everyday convenience.
- 3-mile household growth and projected income gains point to a larger tenant base over the medium term.
- Risks: below-average school ratings, mixed safety signals, and moderate competition from for-sale options require prudent underwriting and active management.