| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Fair |
| Demographics | 22nd | Poor |
| Amenities | 18th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12682 Rio Negro, Clint, TX, 79836, US |
| Region / Metro | Clint |
| Year of Construction | 2005 |
| Units | 20 |
| Transaction Date | 2021-01-07 |
| Transaction Price | $53,800 |
| Buyer | ALVIDREZ YESSICA |
| Seller | T4S LTD |
12682 Rio Negro, Clint TX 20-Unit Multifamily
Neighborhood occupancy trends sit roughly mid-pack in the El Paso metro while a growing 3-mile household base supports tenant demand, according to WDSuite’s CRE market data. With relatively low rent-to-income and modest rents nearby, leasing stability may hinge on steady local employment and conservative pricing.
Livability is defined by a rural setting with limited on-the-doorstep amenities but practical access to essentials. Grocery availability ranks near the metro middle (100 of 189) and aligns with a national percentile around the middle of the pack, while cafes, parks, and pharmacies are sparse in this neighborhood cluster. Average school ratings track close to national mid-range levels, offering standard options rather than a distinct edge.
For investors, the rental market shows balanced but unspectacular fundamentals: the neighborhood s housing occupancy is ranked 104 out of 189 within the El Paso metro, indicating roughly mid-market tightness. Median contract rents in the neighborhood are on the lower side relative to national markets, which can support retention but may limit near-term pricing power. The local ownership landscape is cost-accessible by national standards, which can create competition from entry-level ownership options; however, lower rent-to-income levels suggest room for sustainable lease management rather than aggressive rent pushes.
Property vintage considerations: the submarket s average construction year trends newer (2008) than this asset s 2005 build, implying light modernization or systems upgrades could enhance competitiveness against the nearby stock. That said, the small-unit profile can appeal to cost-conscious renters if finishes and common areas are kept current.
Demographics within a 3-mile radius point to a larger tenant base over time: population and household counts have expanded in recent years and are forecast to continue increasing, which supports occupancy stability and leasing velocity. Renter-occupied units account for roughly a quarter of neighborhood housing, indicating a smaller renter pool than more urban El Paso locations, but ongoing growth in households and incomes should help sustain steady multifamily demand.
Crime conditions are comparable to broader regional norms: the neighborhood s crime rank sits near the middle of the El Paso metro (99 of 189), and national positioning is also mid-range. Recent trend signals are constructive, with property and violent offense rates showing year-over-year improvement, suggesting incremental progress rather than a step-change. Investors should underwrite with standard rural-suburban risk assumptions and monitor trend continuity rather than relying on a single-year change.
Nearby employment is diversified across natural resources, energy, and financial services, supporting renter demand through commute convenience to Freeport-McMoRan, Western Refining, and Charles Schwab.
- Freeport McMoRan-El Paso — mining & natural resources offices (14.6 miles)
- Western Refining — energy & refining (18.7 miles) — HQ
- Charles Schwab — financial services (21.4 miles)
This 20-unit 2005 asset offers a cost-conscious positioning in a rural El Paso County neighborhood where occupancy runs roughly mid-pack among 189 metro neighborhoods and rents are comparatively modest. Household and population growth within a 3-mile radius expand the tenant base, supporting stable leasing even as the area s renter-occupied share is lower than urban El Paso. Based on CRE market data from WDSuite, low rent-to-income levels indicate room for disciplined renewals, but pricing power should be modeled conservatively.
Relative to the neighborhood s average 2008 vintage, the property is slightly older, suggesting targeted capex (systems, interiors, curb appeal) can sharpen competitiveness against newer local stock. Amenity-light surroundings and accessible ownership costs mean renter retention will lean on value, maintenance responsiveness, and commute convenience to nearby employers.
- Expanding 3-mile population and household counts support a larger tenant base and occupancy stability.
- Modest rents and low rent-to-income favor retention with disciplined renewal strategies.
- 2005 vintage presents value-add potential versus the neighborhood s newer average stock.
- Proximity to diversified employers underpins steady leasing from commuting workers.
- Risks: smaller renter pool, amenity-light area, and competitive pressure from entry-level ownership options may temper rent growth.