| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 33rd | Poor |
| Demographics | 9th | Poor |
| Amenities | 18th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7766 Mile 16 N, Edcouch, TX, 78538, US |
| Region / Metro | Edcouch |
| Year of Construction | 2008 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7766 Mile 16 N Edcouch Multifamily Investment
Neighborhood occupancy is holding near 90% and sits above the metro median, suggesting steady renter demand for a well-kept asset, according to WDSuite’s CRE market data. The property’s 2008 vintage can position it competitively versus older local stock while still allowing targeted upgrades.
Situated in a rural pocket of the McAllen–Edinburg–Mission metro, the neighborhood trends “C-” overall and ranks 179 out of 205 metro neighborhoods. Amenity access is limited (few cafes, groceries, parks), so most daily needs require short drives; investors should underwrite to car-reliant living rather than walkability.
For income stability, neighborhood occupancy is around 90% and above the metro median (rank 96 of 205; roughly mid-pack nationally). Renter-occupied housing accounts for roughly one-third of units (nationally higher percentile for renter share), which points to a workable tenant base for small and mid-sized multifamily while not crowding out single-family ownership alternatives.
Within a 3-mile radius, demographics show recent population softness but broadly stable household counts, with projections indicating a modest population uptick and more households over the next five years. That shift implies smaller average household sizes, which can support consistent demand for rental units and help sustain occupancy. Household incomes are rising off a low base, and the rent-to-income ratio is low by national standards, reducing affordability pressure and supporting retention—though it can temper near-term rent growth expectations.
Housing stock skews older (average 1986 construction year across the neighborhood), and local schools rate below the national average. For investors, this mix reinforces the role of competitively maintained properties to capture tenants seeking reliable, more accessible rental options; the 2008 construction year of this asset is a relative advantage versus older comparables.
Comparable, neighborhood-level crime benchmarks are not available in the current WDSuite dataset for this area. Investors should evaluate safety using multiple sources (municipal reporting, insurer data, and on-the-ground observation) and compare trends across nearby McAllen–Edinburg–Mission neighborhoods for context rather than relying on block-level anecdotes.
Logistics and communications employers within commuting distance support a stable workforce renter pool for value-oriented multifamily, with proximity helping leasing and retention for residents prioritizing commute convenience.
- United Parcel Service — parcel logistics (15.0 miles)
- Dish Network — telecommunications services (19.8 miles)
- R R Donnelley & Sons — printing and marketing services (20.7 miles)
This 28‑unit 2008-vintage asset offers relative competitiveness against older neighborhood stock while keeping optionality for targeted value-add. Neighborhood occupancy is above the metro median and roughly mid-pack nationally, indicating resilient baseline demand. The tenant base skews toward workforce renters, and a low rent-to-income ratio supports retention and lease stability, according to CRE market data from WDSuite.
The rural setting means limited walkable amenities and below-average school ratings, so underwriting should emphasize car-dependent living and value positioning over lifestyle premiums. Low home values in the area can create some competition from ownership, but they also keep operating costs and renter expectations grounded; paired with modest household growth and smaller household sizes within 3 miles, the outlook favors steady occupancy with disciplined rent strategies.
- 2008 construction provides a competitive edge versus older local inventory, with room for selective upgrades.
- Neighborhood occupancy sits above the metro median, supporting income stability across cycles.
- Workforce renter base and low rent-to-income ratios support retention and manageable turnover.
- Demographic outlook within 3 miles points to more households and smaller sizes, reinforcing multifamily demand.
- Risks: rural amenity limitations, below-average school ratings, and competition from relatively low-cost ownership options.