| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Good |
| Demographics | 25th | Fair |
| Amenities | 9th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13602 Alameda Ave, Clint, TX, 79836, US |
| Region / Metro | Clint |
| Year of Construction | 2013 |
| Units | 41 |
| Transaction Date | 2015-06-29 |
| Transaction Price | $50,600 |
| Buyer | PONCE OSCAR |
| Seller | ZAZ JOINT VENTURE |
13602 Alameda Ave Clint Multifamily Investment Opportunity
Neighborhood occupancy trends are strong and comparatively stable for the El Paso metro, according to CRE market data from WDSuite, supporting a steady renter pipeline for a 2013-vintage asset in a rural setting.
Clint sits on the rural edge of the El Paso, TX metro, offering lower-density living with limited nearby retail and services. Neighborhood amenity access ranks in the lower tier among 189 metro neighborhoods, so residents typically rely on driving for daily needs. For family renters, average school ratings in the area are below metro norms, which may influence tenant mix and leasing strategy.
From an investment perspective, occupancy in the surrounding neighborhood is competitive, ranking in the top quartile among 189 El Paso neighborhoods. That backdrop points to resilient leasing and fewer downtime gaps at the submarket level, even as the immediate trade area has a smaller renter-occupied share of housing units relative to more urban parts of the metro. Median contract rents and rent-to-income dynamics indicate relatively modest affordability pressure, which can support retention and consistent collections.
Demographic statistics aggregated within a 3-mile radius show multi-year increases in both population and households, with forecasts calling for additional growth through the next five years. This trajectory expands the local tenant base and helps support occupancy stability. However, the same 3-mile data also show a higher concentration of owner-occupied housing, which suggests multifamily demand is more needs-based and oriented to local workforce households rather than discretionary urban renters.
The property’s 2013 construction is newer than the neighborhood average vintage, positioning it competitively versus older stock while still warranting routine system updates over the hold period. In a car-dependent corridor with sparse cafés, restaurants, parks, and childcare within the immediate neighborhood, larger floor plans and in-unit features can be differentiators to capture demand from renters prioritizing space and value.
Safety indicators for the neighborhood are mixed but generally near or slightly above national medians based on WDSuite’s data. Property-related offense rates have improved notably over the past year, which is supportive for tenant retention and marketing, while violent offense measures track closer to the national midpoint. Within the El Paso metro, the neighborhood’s overall safety profile sits around the metro median.
Investors should underwrite conservatively, monitor trend direction by quarter, and align on-site practices (lighting, access control, and community standards) with resident expectations to sustain leasing performance.
Proximity to employment centers supports workforce housing demand, with commutes to industrial and corporate employers within the El Paso region including Freeport-McMoRan, Western Refining, and Charles Schwab.
- Freeport Mcmoran-El Paso — corporate offices (15.9 miles)
- Western Refining — corporate offices (20.2 miles) — HQ
- Charles Schwab — corporate offices (22.9 miles)
13602 Alameda Ave is a 2013-vintage, low-density multifamily asset in a rural corridor of the El Paso metro. The neighborhood posts top-quartile occupancy among 189 metro neighborhoods, and rent levels relative to income suggest manageable affordability pressure that can support retention and steady collections. According to CRE market data from WDSuite, nearby population and household counts within a 3-mile radius have risen and are projected to continue growing, expanding the renter pool even as the broader area remains more owner-tilted.
Relative to older local stock, the 2013 construction offers competitive positioning and potential for selective value-add through interior refreshes and operational enhancements rather than heavy upfront capital. Investors should balance these strengths against a limited local amenity base and below-average school ratings, which place a premium on unit quality, parking, and customer service to drive leasing.
- Neighborhood occupancy ranks in the top quartile of 189 El Paso neighborhoods, supporting leasing stability
- 2013 construction is competitively newer than nearby stock, enabling targeted value-add rather than heavy CapEx
- 3-mile population and household growth expands the local tenant base and supports long-term demand
- Workforce-oriented location with commutes to major employers across El Paso
- Risks: limited neighborhood amenities and below-average school ratings; owner-tilted housing mix may temper near-term absorption