| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Good |
| Demographics | 48th | Best |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 401 E Camellia Ave, McAllen, TX, 78501, US |
| Region / Metro | McAllen |
| Year of Construction | 2003 |
| Units | 68 |
| Transaction Date | 2018-07-10 |
| Transaction Price | $5,000,000 |
| Buyer | Raybec St Antimo LLC |
| Seller | St Antimo LLC |
401 E Camellia Ave, McAllen TX — 2003 Vintage Multifamily
Positioned in an Inner Suburb with a high neighborhood renter concentration, this 68-unit asset offers stable workforce demand and school-driven leasing fundamentals, according to WDSuite’s CRE market data. Neighborhood occupancy trends and household growth projections suggest steady absorption with disciplined operations.
The property sits in an Inner Suburb of McAllen where neighborhood metrics point to durable renter demand and practical livability for workforce households. Neighborhood renter-occupied share is elevated (61.7%), indicating a deeper tenant base and potential for consistent leasing, per WDSuite. School quality is a relative strength, with the neighborhood s average rating near the upper tier locally (ranked 7th among 205 metro neighborhoods, placing it in the top quartile nationally), which can support family-oriented retention.
Amenity access is mixed: restaurants are comparatively available (competitive among metro neighborhoods), while neighborhood counts for cafes, grocers, parks, and pharmacies are thin. For investors, this tilts value toward on-site conveniences and property-level services to enhance resident satisfaction and reduce turnover risk.
Within a 3-mile radius, demographics from WDSuite show households have increased in recent years, with forecasts calling for a notable rise in total households by 2028. This suggests a larger tenant base and potential renter pool expansion even as average household size trends slightly smaller. Median household incomes have been trending higher in the 3-mile area, and the neighborhood s rent-to-income ratio around 0.18 implies manageable affordability pressure that can aid lease retention.
Home values in the neighborhood are relatively accessible in the regional context, which can create some competition with ownership options. That said, the high neighborhood renter concentration supports depth of demand for multifamily product. Property vintage at 2003 is somewhat newer than the neighborhood s average construction year (1999), offering a modest competitive edge versus older stock while still warranting planning for mid-life system updates.
Neighborhood safety indicators compare favorably. The area ranks 4th of 205 metro neighborhoods for overall crime (competitive at the metro level) and sits in the 83rd percentile nationally, signaling a safer-than-average environment. Violent offense metrics are stronger still, in the 91st percentile nationwide and ranked 10th of 205 locally, positioning the neighborhood within the top quartile.
Trend-wise, WDSuite s data shows a sharp estimated one-year decline in property offense rates (-67.5%) and an additional reduction in violent offense rates (-8.8%). While crime can fluctuate, recent directionality supports a constructive safety narrative for resident retention and leasing.
Nearby employment nodes help underpin workforce housing demand and commute convenience. Key employers within practical reach include package logistics, print services, and satellite TV operations noted below.
- United Parcel Service logistics (0.73 miles)
- R R Donnelley & Sons print services (6.70 miles)
- Dish Network satellite TV operations (33.76 miles)
401 E Camellia Ave presents a 2003-vintage, 68-unit multifamily asset in an Inner Suburb of McAllen with a high neighborhood renter-occupied share that supports depth of tenant demand. Neighborhood schools rate well relative to the metro, reinforcing family-oriented stability, and safety indicators compare favorably at both the metro and national levels. According to CRE market data from WDSuite, the surrounding 3-mile area shows rising incomes and projections for meaningful household growth, pointing to a broader tenant base and steady absorption potential. The 2003 vintage is somewhat newer than the neighborhood average, offering competitive positioning versus older stock while calling for prudent mid-life capital planning.
Counterbalancing factors include thinner neighborhood access to daily amenities beyond restaurants and an occupancy profile that places a premium on active leasing and renewal management. Home ownership remains relatively accessible in the area, which can compete with rentals at certain price points, making unit mix, finishes, and service quality important for pricing power and retention.
- High neighborhood renter concentration supports demand depth and leasing stability.
- School quality and favorable safety metrics aid family retention and long-term tenancy.
- 3-mile demographics indicate rising incomes and projected household growth, expanding the tenant base.
- 2003 vintage provides competitive positioning versus older stock, with planned mid-life CapEx for systems and common areas.
- Risks: limited neighborhood amenities, moderate occupancy environment, and competition from accessible home ownership options.