| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Good |
| Demographics | 55th | Best |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2401 S McColl Rd, McAllen, TX, 78503, US |
| Region / Metro | McAllen |
| Year of Construction | 2005 |
| Units | 72 |
| Transaction Date | 2014-11-01 |
| Transaction Price | $3,000,000 |
| Buyer | Gatwick Investments, LLC |
| Seller | --- |
2401 S McColl Rd McAllen Multifamily Opportunity
Positioned in an inner-suburb corridor with daily needs and services nearby, this 72-unit asset benefits from a sizable renter base and forecast household growth, according to WDSuite’s CRE market data. Steady demand drivers and a 2005 vintage support competitive positioning versus older local stock.
The property sits in an Inner Suburb neighborhood rated A where everyday amenities are close at hand. Restaurant density is in the 95th percentile nationally and cafes in the 92nd percentile, indicating strong retail and service coverage for residents. Pharmacies rank in the 99th percentile nationwide, while grocery access sits around the 66th percentile, supporting convenience-driven retention.
Compared with the McAllen-Edinburg-Mission metro’s 205 neighborhoods, this area is competitive on amenity access and household formation indicators, though park access is limited. Median contract rents in the neighborhood align near the national mid-range (48th percentile), suggesting balanced pricing power without outlier affordability pressure. Median home values are in the lower national third, which can introduce some competition from ownership; however, a rent-to-income ratio near the national midpoint underscores manageable rent levels that can support lease stability.
Vintage is relevant: the property’s 2005 construction compares favorably to the neighborhood’s average 1997 vintage. For investors, this typically means fewer near-term capital items versus older stock, while still planning for mid-life systems, common-area refreshes, and selective in-unit upgrades as part of a value-preservation strategy.
Demographics are aggregated within a 3-mile radius and point to a growing tenant base. Population increased modestly over the last five years, households grew, and forecasts call for notable population and household expansion over the next five years. Household sizes are trending smaller, which can translate into more renters entering the market and support for occupancy over time. Renter-occupied unit share sits near half today and is projected to edge higher, indicating depth for multifamily demand.
Safety indicators show a mixed but workable profile for underwriting. Compared with neighborhoods nationwide, estimated property offense rates sit in a high safety percentile, and violent offense rates are also in a favorable national percentile. Within the McAllen-Edinburg-Mission metro (205 neighborhoods), the area is not among the lowest-risk cohorts, but recent data show property offenses declining year over year, while violent offense estimates have increased and merit monitoring.
Investors should interpret this as a neighborhood that performs better than many areas nationally on rate levels but exhibits uneven short-term trends. As always, pair neighborhood-level context with property-specific security, lighting, and design considerations during due diligence.
Nearby employers provide a stable commuter base that can support workforce housing demand and reduce turnover risk, including logistics and corporate services within practical driving distance: United Parcel Service, R R Donnelley & Sons, and Dish Network.
- United Parcel Service — logistics (2.98 miles)
- R R Donnelley & Sons — corporate services (4.00 miles)
- Dish Network — telecommunications (34.05 miles)
This 2005-vintage, 72-unit asset offers durable demand drivers in an amenity-rich Inner Suburb pocket of McAllen. Neighborhood rents benchmark near the national midpoint, and home values sit in the lower national third—conditions that can sustain renter depth while keeping pricing competitive. Demographics (aggregated within 3 miles) show recent household growth with forecasts for notable population and household expansion, supporting a larger tenant base and potential occupancy stability over time.
The property’s vintage is newer than the local average, offering relative competitiveness versus older stock while still warranting mid-life capital planning. According to CRE market data from WDSuite, the neighborhood’s service and retail density compares favorably at the metro level, while limited park access and uneven safety trends introduce underwriting considerations rather than drawbacks that define performance.
- 2005 construction provides competitive positioning versus older neighborhood stock
- Amenity-rich corridor (restaurants, cafes, pharmacies) supports retention and leasing
- 3-mile demographics point to renter pool expansion and support for occupancy over time
- Balanced rent levels near national midpoint help manage affordability pressure
- Risks: limited park access, uneven recent safety trends, and potential competition from ownership