| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 33rd | Poor |
| Demographics | 35th | Good |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 801 Greenbriar Dr, Edinburg, TX, 78539, US |
| Region / Metro | Edinburg |
| Year of Construction | 1980 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
801 Greenbriar Dr, Edinburg TX — Multifamily Value‑Add Thesis
Neighborhood occupancy trends are softer but amenity access is solid, pointing to a management- and renovation-led path to stabilize cash flow, according to WDSuite’s CRE market data.
Edinburg’s inner-suburban setting offers daily conveniences that support renter retention. Grocery and pharmacy access rank competitive among McAllen-Edinburg-Mission neighborhoods (38th and 5th of 205, respectively) and both sit in high national percentiles, while restaurants are also plentiful. Cafe density, however, is limited. Average school ratings sit around the national midpoint, suggesting mainstream family appeal without premium pricing expectations.
For investors, rents in the immediate neighborhood trend toward the lower end of national benchmarks, which can aid lease-up and price-to-value positioning. The neighborhood’s occupancy rate is below both metro and national norms, so underwriting should assume active leasing management and attention to tenant experience to sustain stability. Within a 3-mile radius, the share of housing units that are renter-occupied is roughly balanced with owners, indicating a sizable tenant base for multifamily.
Local housing is newer on average than this property’s 1980 vintage (neighborhood average 1988). That age gap implies foreseeable capital needs but also clear value-add and modernization upside to compete against younger stock. Home values in the neighborhood are relatively low in national context, which can create some competition from ownership options; positioning on convenience, flexibility, and updated finishes can help sustain demand.
Demographics aggregated within a 3-mile radius show population and household growth over recent years, with additional gains projected, pointing to a gradually expanding renter pool. As household sizes trend smaller, product with efficient floor plans can capture demand from singles and young households.
Safety indicators for the neighborhood track below national percentiles, with violent and property incident rates positioned on the weaker side of national comparisons. Within the McAllen-Edinburg-Mission metro, crime ranks in the lower half of neighborhoods (out of 205), signaling that proactive security measures and resident engagement can be important for leasing and retention.
Investors should benchmark operating plans to peer assets in similar submarkets: lighting, access controls, and partnership with local community resources are common best practices to support occupancy stability without overcommitting capital.
Nearby employment includes logistics, telecommunications, and printing/services operations that broaden the renter base and support commute convenience for workforce tenants: United Parcel Service, R R Donnelley & Sons, and Dish Network.
- United Parcel Service — logistics (5.3 miles)
- R R Donnelley & Sons — commercial printing & services (11.6 miles)
- Dish Network — telecommunications (31.9 miles)
This 56‑unit asset, built in 1980, is older than nearby housing stock and lends itself to a targeted value‑add plan. Neighborhood rents sit on the lower end of national benchmarks, creating room to compete on renovated quality while maintaining a compelling basis. While neighborhood occupancy runs soft, amenity access is strong for daily needs, and a balanced renter-occupied share within a 3‑mile radius indicates depth in the tenant base. Based on commercial real estate analysis from WDSuite, these dynamics point to a straightforward operational thesis: improve unit quality and resident experience to capture demand and narrow the occupancy gap.
Forward demographic trends within 3 miles show population and household growth and smaller household sizes, which typically support studio and one‑bedroom absorption and leasing velocity. Ownership costs in the neighborhood are comparatively low, so competitive positioning and resident services will matter; however, convenience, flexibility, and updated finishes can sustain pricing power relative to entry‑level ownership.
- 1980 vintage suggests focused capex and renovation upside versus newer neighborhood stock
- Lower neighborhood rent levels enable value pricing post‑upgrade without overreaching
- Expanding 3‑mile renter pool and smaller household sizes support demand for efficient units
- Strong grocery, pharmacy, and restaurant access supports retention and day‑to‑day livability
- Risks: below‑median neighborhood occupancy and safety metrics require active management and resident-focused operations