5824 Southmost Rd Brownsville TX Multifamily Investment

The property sits in an Inner Suburb pocket of Brownsville where neighborhood occupancy is 97.8% (neighborhood metric, not property-level), indicating tight conditions that typically support rent collections and retention. Median contract rents in the neighborhood remain lower than many U.S. areas, which can attract cost-conscious tenants and help minimize turnover risk while leaving selective room for upgrades to drive revenue.

Relative to the Brownsville-Harlingen metro, this neighborhood’s overall rating places it above the metro median for occupancy performance (ranked 15 of 133 neighborhoods, top quartile nationally). Amenity coverage is mixed: groceries and childcare score competitively among metro neighborhoods (ranks 46 and 19 of 133), while parks, restaurants, and cafes are sparse, which may limit some lifestyle appeal. Average school ratings sit near the national midpoint, offering a balanced but not differentiating draw for families.

Vintage patterns matter for capital planning. With an average neighborhood construction year of 2005, a 1983 asset can compete via targeted renovations, building systems updates, and curb appeal improvements that align with renter expectations in a newer-stock environment. This creates a clear value-add path if underwriting reserves for interiors, exteriors, and efficiency upgrades.

Tenure signals suggest a stable renter base. Within a 3-mile radius, 38% of housing units are renter-occupied, indicating meaningful depth for multifamily demand; at the immediate neighborhood level, the renter-occupied share is lower, which can concentrate demand among value-focused households and workforce renters. According to commercial real estate analysis from WDSuite, household counts in the 3-mile area were roughly flat over the last five years while average household size declined, a pattern that can incrementally expand the renter pool even when population trends are soft.

Ownership costs in the neighborhood are comparatively accessible by national standards, which can introduce some competition from entry-level homeownership. For investors, that typically shifts the playbook toward emphasizing convenience, predictable operating costs, and refreshed interiors to maintain pricing power and reduce friction at renewal.