| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 28th | Fair |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4380 Boca Chica Blvd, Brownsville, TX, 78521, US |
| Region / Metro | Brownsville |
| Year of Construction | 2009 |
| Units | 82 |
| Transaction Date | 2009-08-10 |
| Transaction Price | $3,125,000 |
| Buyer | KIMAC LLC |
| Seller | FIRST NATIONAL BANK |
4380 Boca Chica Blvd, Brownsville TX Multifamily Investment
Newer 2009 construction in a renter-heavy inner suburb supports steady leasing, according to WDSuite’s CRE market data, with neighborhood occupancy holding in the high-80s and amenities that fit workforce demand.
Positioned in Brownsville’s Inner Suburb, the property benefits from an A- neighborhood rating and a competitive standing (ranked 26 of 133 metro neighborhoods). The subarea’s leasing backdrop is stable: neighborhood occupancy is in the high-80s and has trended modestly higher over the past five years, which supports income durability for well-managed assets.
Daily-needs access is a relative strength. Grocery and pharmacy density sit well above national norms, while cafes and restaurants are also plentiful, aiding resident convenience and retention. Park access and formal childcare options are limited locally, which may temper appeal for some family renters, but the area’s core services align with workforce housing needs.
At the neighborhood level, the share of housing units that are renter-occupied is elevated (near six in ten), signaling a deep tenant base and consistent apartment demand. Median contract rents remain comparatively low for the metro, and rent-to-income metrics indicate manageable affordability pressure — factors that can support lease retention while allowing disciplined rent growth through renovations and amenity upgrades.
Within a 3-mile radius, recent years show a small population dip alongside a rise in total households and smaller average household sizes — dynamics that tend to expand the renter pool. Forward-looking projections indicate household and income growth by 2028, pointing to a larger tenant base and potential for sustained demand as more renters enter the market.
The asset’s 2009 vintage is newer than the neighborhood’s average 1989 construction year, offering competitive positioning versus older stock. Investors should still plan for mid-cycle system updates and selective unit refreshes to capture value-add upside and support pricing power relative to aging comparables.
Safety trends are mixed and should be underwritten conservatively. Neighborhood-level measures indicate conditions that are below the national median, with recent data suggesting property crime has been comparatively elevated. Violent offense indicators are closer to national mid-range levels. Year-over-year movements can be volatile at small geographies; investors should evaluate recent trendlines and on-the-ground management practices when sizing reserves and setting staffing plans.
Relative to the Brownsville–Harlingen metro’s 133 neighborhoods, the area does not rank among the safest cohorts, reinforcing the importance of access control, lighting, and active property management to support resident retention and asset performance.
Commuter access links residents to regional employers, supporting workforce housing demand. Notable nearby employment includes the following within driving distance.
- Dish Network — corporate offices (24.2 miles)
This 82-unit, 2009-built asset offers relative competitiveness against older neighborhood stock while serving a renter-heavy submarket with steady occupancy. Daily-needs retail density (groceries, pharmacies) and accessible dining underpin resident convenience and lease retention. According to CRE market data from WDSuite, the neighborhood maintains high-80s occupancy with modest five-year improvement, and rents sit at attainable levels that can support disciplined value-add strategies.
Demand fundamentals within a 3-mile radius point to more households, smaller household sizes, and projected income growth by 2028 — signals that typically expand the renter pool and support occupancy stability. While school quality and safety metrics warrant conservative underwriting and proactive management, the combination of newer vintage, workforce-oriented location, and attainable rents presents a practical path to operational upside through targeted upgrades and leasing execution.
- 2009 vintage out-positions older local stock; scope for targeted capex and unit refreshes
- Renter-heavy neighborhood and steady, high-80s occupancy support income durability
- Strong daily-needs access (groceries, pharmacies) and dining density aid retention
- 3-mile outlook shows more households and rising incomes by 2028, expanding the renter pool
- Risks: below-median safety metrics and limited parks/childcare — plan for security, resident programming, and careful underwriting