| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Fair |
| Demographics | 24th | Fair |
| Amenities | 21st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 870 S McCullough St, San Benito, TX, 78586, US |
| Region / Metro | San Benito |
| Year of Construction | 1975 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
870 S McCullough St San Benito Multifamily Investment
Neighborhood occupancy trends point to steady renter demand and income-oriented operations, according to WDSuite’s CRE market data, supporting a conservative hold or value-add plan in San Benito.
This suburban San Benito location offers pragmatic fundamentals for workforce housing. Neighborhood occupancy is strong, ranking 29th of 133 metro neighborhoods—top quartile locally and roughly 75th percentile nationally—supporting stable leasing and lower downtime risk based on WDSuite’s data. Median school ratings sit above the metro median (ranked 26 of 133), which can aid family retention relative to nearby areas.
Property vintage is 1975, notably older than the neighborhood’s average 1998 construction year. That age gap typically points to capital planning needs (exteriors, systems, unit interiors), but it also creates clear value-add levers to reposition against newer stock while maintaining a cost edge for renters.
Amenity access is mixed. Restaurant and grocery density rank near or slightly above the metro midpoint (ranks 52 and 56 of 133), while cafes, parks, childcare, and pharmacies are limited in the immediate neighborhood. Investors should underwrite some reliance on regional corridors for services, a common tradeoff at this price point.
Within a 3-mile radius, population expanded in the last five years and households are projected to continue increasing even as average household size trends lower. That combination generally supports a larger tenant base over time. Renter-occupied share in the 3-mile area remains meaningful and is projected to edge higher, reinforcing demand depth; however, elevated homeownership prevalence and very low home values locally mean ownership remains accessible, which can cap pricing power and requires disciplined revenue management. Rents have risen from a low base and are expected to grow modestly, a backdrop that fits conservative underwriting and measured value-add execution informed by commercial real estate analysis.
Neighborhood-level crime metrics are not available in the current WDSuite feed for this area. Investors typically benchmark safety using city and county trend data, property-specific incident history, and on-the-ground management insights to contextualize resident experience and leasing stability.
Nearby employers provide a commutable workforce base that can support renter retention and lease-up, notably in telecommunications, parcel logistics, and print services.
- Dish Network — telecommunications (6.2 miles)
- United Parcel Service — parcel logistics (36.2 miles)
- R R Donnelley & Sons — print & business services (39.6 miles)
The investment case centers on durable occupancy, workforce-oriented renter demand, and value-add potential. The 1975 vintage implies near-term capex and interior modernization opportunities; paired with neighborhood occupancy ranking in the local top quartile, this supports a strategy focused on steady cash flow with targeted upgrades rather than outsized rent lifts. According to CRE market data from WDSuite, the area’s rents remain relatively low by national standards, helping sustain demand while calling for disciplined lease management to balance affordability pressure against renovation premiums.
Three-mile demographics show recent population growth and a projected increase in households, which typically expands the renter pool even as household sizes edge lower. Ownership remains comparatively accessible in this market, so underwriting should assume competitive pressure from entry-level ownership options; however, that same cost profile can support retention for residents prioritizing value, especially when upgrades are positioned toward durability and operating efficiency.
- Stable neighborhood occupancy (top quartile locally) supports steady leasing and cash flow.
- 1975 vintage provides clear value-add levers via unit interiors and systems modernization.
- Workforce demand and commutable employers underpin day-to-day absorption and retention.
- Measured rent growth from a low base aligns with affordability-sensitive revenue management.
- Risks: accessible ownership alternatives and limited nearby amenities can temper pricing power; plan for capex and conservative underwriting.