| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 28th | Poor |
| Demographics | 27th | Fair |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 404 Lions Villa Ave, La Feria, TX, 78559, US |
| Region / Metro | La Feria |
| Year of Construction | 2012 |
| Units | 92 |
| Transaction Date | 2012-04-12 |
| Transaction Price | $3,274,000 |
| Buyer | DUKES HIGHWAY LP |
| Seller | LA FERIA INDUSTRIAL DEVELOPMENT CORPORAT |
404 Lions Villa Ave La Feria Multifamily Investment
2012 construction stands newer than much of the local stock, supporting competitive positioning and reduced near-term capital needs, according to WDSuite’s CRE market data. The asset’s scale (92 units) aligns with workforce demand patterns in Cameron County while allowing operating efficiencies.
Located in La Feria within the Brownsville–Harlingen metro, the neighborhood carries a B- rating and sits near the metro median in overall standing. Local retail is functional rather than destination-oriented: grocery and pharmacy access track in the top quartile nationally, while parks and cafés are limited. For investors, this points to everyday convenience that supports retention, with less reliance on premium lifestyle drivers.
The property’s 2012 vintage is newer than the neighborhood’s average construction year of 1993, offering relative competitiveness versus older stock; investors should still plan for periodic systems upkeep and common-area refresh to sustain positioning. Median contract rents in the immediate area remain modest compared with many U.S. metros, and rent-to-income levels indicate manageable affordability pressure — helpful for lease stability but tempering near-term pricing power.
Within a 3-mile radius, demographics show a slightly larger tenant base over the past five years, with households up about 5% and population roughly flat. Looking ahead to 2028, forecasts indicate a small population decline alongside a notable increase in households, suggesting smaller household sizes and potential renter pool expansion. About one-quarter of housing units are renter-occupied in this radius, implying a defined but not saturated tenant base; this supports steady absorption for well-managed communities.
Neighborhood occupancy trends are softer than many Brownsville–Harlingen subareas, which argues for disciplined leasing and targeted amenity investments. Still, everyday services rank competitively and the area functions as accessible workforce housing. These dynamics, based on multifamily property research from WDSuite, favor durable demand drivers over cycle peaks.
Comparable, metro-benchmarked crime data for this neighborhood is not available in the current WDSuite release. Investors should evaluate city and county trend reports and engage local property management for on-the-ground context, recognizing that safety can vary within rural areas and across micro-locations.
A prudent approach is to review multi-year regional trends, assess visibility and lighting around the asset, and coordinate with local authorities on recent activity to inform operating plans and resident experience.
Regional employment is anchored by services and logistics nodes within commuting distance, which can support workforce renter demand and day-to-day leasing stability. Notable nearby employers include Dish Network, United Parcel Service, and R R Donnelley & Sons.
- Dish Network — telecommunications/satellite services (10.3 miles)
- United Parcel Service — logistics & distribution (23.6 miles)
- R R Donnelley & Sons — printing & business services (27.5 miles)
The investment case centers on a newer 2012 build that competes favorably against older local inventory, paired with steady, needs-based renter demand. Within 3 miles, households have grown even as population has been roughly flat, and forecasts point to more households alongside smaller average household sizes — conditions that can expand the renter pool and support occupancy stability. Ownership costs in the area are comparatively accessible, which may limit outsized rent gains, but also underscores the role of well-run communities that deliver convenience and value.
Neighborhood performance is mid-pack for the metro with solid everyday amenities (strong grocery and pharmacy access) and fewer lifestyle drivers. According to commercial real estate analysis from WDSuite, local occupancy runs softer than many Brownsville–Harlingen neighborhoods, making disciplined leasing and targeted upgrades important. The asset’s scale (92 units) supports operating efficiency, while its vintage reduces near-term capital exposure relative to older comparables.
- 2012 vintage offers competitive positioning versus older neighborhood stock and moderates near-term capex
- Household growth and projected renter pool expansion within 3 miles support leasing and retention
- Everyday amenities (grocery/pharmacy) bolster convenience-driven demand and resident stickiness
- 92-unit scale enables operational efficiencies in management and maintenance
- Risk: Softer neighborhood occupancy and accessible ownership options may temper rent growth without targeted upgrades and leasing focus