| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Best |
| Demographics | 19th | Fair |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4585 Austin Rd, Brownsville, TX, 78521, US |
| Region / Metro | Brownsville |
| Year of Construction | 2002 |
| Units | 32 |
| Transaction Date | 2004-11-02 |
| Transaction Price | $1,125,000 |
| Buyer | 1031 FACILITATORS #16 LLC |
| Seller | MARR APARTMENTS LLC |
4585 Austin Rd Brownsville TX Multifamily Investment
Neighborhood occupancy is strong and competitive among Brownsville-Harlingen, TX submarkets, supporting stable tenanting at the property level, according to WDSuite’s CRE market data. Renter-occupied share in the surrounding area indicates a broad tenant base, measured for the neighborhood rather than this specific asset.
The property sits in an Inner Suburb of Brownsville with a B+ neighborhood rating. Neighborhood occupancy ranks competitive among Brownsville-Harlingen, TX neighborhoods (36 of 133) and stands above metro medians for stability, which supports consistent leasing and retention for multifamily operators.
Local amenity access skews practical: grocery options are comparatively dense and restaurants are plentiful, while cafes and pharmacies are limited. Parks score in the upper national percentiles, adding day-to-day livability, whereas the thinner cafe/pharmacy mix suggests residents rely on nearby arterials for select services. Median contract rents in the neighborhood remain relatively accessible versus many U.S. areas, which can aid lease-up and renewal management.
Within a 3-mile radius, household counts have increased while average household size has trended lower over the last five years, expanding the renter pool even as total population was essentially flat; forward-looking projections indicate additional population growth and more households, which typically supports occupancy stability for multifamily. Home values in this submarket are lower than many national peers, implying a more accessible ownership market that can create some competition with rentals, but the neighborhood’s renter-occupied share points to durable demand for professionally managed apartments.
Safety signals are mixed. Relative to the Brownsville-Harlingen, TX metro, the neighborhood’s crime ranking sits above the metro average for reported incidents (19 out of 133 neighborhoods), warranting routine monitoring by owners and managers. At the same time, national benchmarking places the area in stronger percentiles for safety than many U.S. neighborhoods, indicating regional context matters.
Recent year-over-year changes show an uptick in estimated incident rates, so underwriting should reflect prudent security measures and ongoing trend review. These figures describe neighborhood-level conditions rather than this specific property, and investors should pair them with on-the-ground diligence.
The employment base is diversified at the regional scale, with access to corporate office roles that support renter demand through commute reach. Notable nearby employer presence includes the following.
- Dish Network — corporate offices (23.4 miles)
This 32-unit asset benefits from a neighborhood with high occupancy and a renter-occupied share that supports a stable tenant base. Within a 3-mile radius, households have increased and are projected to keep growing alongside smaller average household sizes—dynamics that typically expand the renter pool and support steady leasing. Median neighborhood rents remain relatively accessible, which can aid retention while still allowing disciplined revenue management, according to CRE market data from WDSuite.
Amenity access favors essentials—strong grocery and park availability—with fewer specialty services such as cafes and pharmacies, a pattern common to inner-suburban workforce submarkets. Ownership costs are comparatively lower than many national markets, which can introduce competition from entry-level for-sale options; however, the neighborhood’s strong occupancy history suggests durable demand for well-managed multifamily.
- High neighborhood occupancy supports leasing stability and renewal potential.
- Growing households within 3 miles point to a larger tenant base over time.
- Accessible neighborhood rent levels enable pragmatic pricing and retention strategies.
- Essential amenities (grocery, parks) enhance day-to-day livability for residents.
- Risks: relative crime ranking within the metro and potential competition from entry-level ownership options warrant conservative underwriting and active management.