| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 28th | Fair |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4810 Boca Chica Blvd, Brownsville, TX, 78521, US |
| Region / Metro | Brownsville |
| Year of Construction | 1995 |
| Units | 31 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4810 Boca Chica Blvd Brownsville Multifamily Investment
Renter concentration in the surrounding neighborhood supports a durable tenant base, while attainable rents provide room for steady lease-up and retention according to WDSuite’s CRE market data.
This Inner Suburb neighborhood in Brownsville-Harlingen ranks 26 out of 133 locally, placing it competitive among Brownsville-Harlingen neighborhoods. Daily needs are well served by groceries and pharmacies, and cafes and restaurants are relatively dense by regional standards. Parks and formal childcare options are limited nearby, which may reduce appeal for some households but has less impact on core workforce renter demand.
Neighborhood rents sit below national norms (median contract rent is lower on a national percentile basis), which helps support lease retention and occupancy management. The neighborhood’s share of renter-occupied housing is among the highest locally (ranked near the top of 133 metro neighborhoods), signaling depth in the tenant pool for multifamily assets. Overall occupancy trends in the neighborhood have improved over the last five years but remain below the metro median, suggesting leasing strategies should emphasize value and convenience.
Demographic statistics aggregated within a 3-mile radius indicate households have grown over the past five years even as total population edged down, implying smaller household sizes and a larger addressable renter pool. Looking ahead, forecasts point to increases in households through 2028, which should support demand for rental units and occupancy stability. This directionally aligns with long-term multifamily property research that favors submarkets with expanding household counts.
Built in 1995, the property is newer than the neighborhood’s average 1980s housing stock, which can offer a relative competitive edge versus older inventory. Investors should still anticipate routine system updates and selective renovations to meet current renter expectations and strengthen positioning.
Schools in the area trend below national averages, which may temper demand from some family renters; however, the neighborhood’s amenity mix and attainable rent levels remain conducive to workforce housing. Overall, this location offers practical livability for renters seeking proximity to services and value-oriented pricing, supported by regional fundamentals validated by WDSuite.
Safety indicators are mixed. The neighborhood’s overall crime standing sits below the national median (around the 30th percentile nationwide), and within the Brownsville-Harlingen metro it falls on the less safe side of the spectrum (ranked 43 out of 133, where lower ranks indicate higher crime). Recent reporting shows volatility in both property and violent offense measures year over year, so investors should underwrite with conservative assumptions and consider security and lighting upgrades as part of asset management.
At the same time, some metrics compare more favorably against national benchmarks for property offenses, underscoring that risk varies by category and period. A site-specific review and current, property-level incident checks are recommended to complement these neighborhood trends.
Regional employment is diversified across service and telecom-related roles, with commuter access supporting workforce housing demand. The following nearby employer helps anchor jobs accessible from the property.
- Dish Network — telecom services (24.4 miles)
This 1995-vintage, 31-unit asset benefits from a renter-heavy neighborhood, attainable rents, and proximity to daily needs. Occupancy across the neighborhood has trended upward over five years yet remains below the metro median, indicating room for operational upside through targeted renovations and effective lease management. According to CRE market data from WDSuite, the area’s rent-to-income dynamics are favorable for retention, suggesting stable collections with disciplined pricing.
Demographic statistics within a 3-mile radius show household growth and a projected increase in households through 2028, which supports a larger tenant base and forward leasing stability. The property’s 1995 construction is newer than much of the surrounding housing stock, offering competitive positioning versus older assets, while still allowing for selective value-add to capture incremental rent and improve durability.
- Renter-occupied share is high locally, supporting depth of tenant demand
- Attainable neighborhood rents and favorable rent-to-income support retention and collections
- 1995 vintage offers relative competitiveness with value-add potential
- Household growth within 3 miles points to a larger renter pool over the medium term
- Risks: below-national safety standing and limited parks/childcare; underwrite for security and measured rent growth