| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Fair |
| Demographics | 57th | Best |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 628 Lindale Dr, Brownsville, TX, 78521, US |
| Region / Metro | Brownsville |
| Year of Construction | 1973 |
| Units | 32 |
| Transaction Date | 2011-08-24 |
| Transaction Price | $253,100 |
| Buyer | VEGA OLGA R |
| Seller | SANCHEZ MICHELE |
628 Lindale Dr Brownsville 32-Unit Value-Add Opportunity
Neighborhood renter concentration is high and occupancy sits near the metro median, according to WDSuite’s CRE market data, suggesting a stable tenant base with measured pricing power.
Brownsville’s inner-suburb setting around 628 Lindale Dr offers everyday convenience that supports leasing. Restaurant and cafe density is competitive among Brownsville–Harlingen neighborhoods and sits in the top quartile nationally, while grocery access is solid. Park, pharmacy, and childcare options are thinner locally, which may modestly affect family-oriented appeal but does not typically derail workforce housing demand.
Schools in the neighborhood rate above the national median, which can aid retention for households prioritizing education. Median contract rents in the neighborhood remain moderate with measured five‑year growth, and the rent‑to‑income ratio is around the national midpoint—conditions that can help limit affordability pressure and support steady renewal behavior.
The share of housing units that are renter‑occupied is competitive among Brownsville–Harlingen neighborhoods, indicating depth in the local tenant pool and supporting occupancy stability for multifamily assets. Neighborhood occupancy is around the national median, and the area’s A rating reflects balanced livability and access to services rather than luxury positioning.
Demographic statistics aggregated within a 3‑mile radius show modest recent population growth, a larger increase in households, and forecasts for additional gains alongside smaller average household sizes. These trends point to a gradually expanding renter pool that can support demand for smaller units over time, reinforcing baseline leasing fundamentals for well‑managed properties.
Safety indicators for the neighborhood track below the national median overall, while violent‑offense metrics trend closer to mid‑pack nationally. Within the Brownsville–Harlingen metro, the area sits in a less favorable cohort on crime, so underwriting should incorporate prudent assumptions for security measures and loss expectations.
Recent year‑over‑year volatility in reported offense rates suggests conditions can shift; investors should monitor multi‑year trends and coordinate with local property management on practical steps—lighting, access control, and tenant engagement—to sustain resident satisfaction and retention.
- Dish Network — corporate offices (22.0 miles)
Built in 1973, this 32‑unit asset offers clear value‑add and capital planning angles relative to the neighborhood’s newer average vintage. The immediate area shows high renter‑occupied share and occupancy near the metro median; combined with moderate rents and a balanced rent‑to‑income profile, that supports stable leasing with room for targeted renovations to drive NOI, based on CRE market data from WDSuite.
Within a 3‑mile radius, recent household growth and a forecast increase in both households and population point to a gradually expanding tenant base. Ownership costs in the broader area are relatively accessible by national standards, which can temper pricing power at the margin; however, steady demand for well‑located, professionally managed apartments should underpin occupancy for a thoughtfully executed value‑add program.
- High renter‑occupied share supports a deep tenant base and steadier renewals.
- 1973 vintage creates renovation and systems‑upgrade pathways to lift rents and NOI.
- Moderate neighborhood rents and mid‑range rent‑to‑income ratio aid retention and cash‑flow durability.
- Risk: Safety metrics are below national median and warrant proactive security and operating reserves.