| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 54th | Best |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4210 N Main St, McAllen, TX, 78504, US |
| Region / Metro | McAllen |
| Year of Construction | 1993 |
| Units | 82 |
| Transaction Date | 2012-08-01 |
| Transaction Price | $3,995,000 |
| Buyer | --- |
| Seller | Comercializadora Falcon LLC |
4210 N Main St McAllen Multifamily Investment Thesis
Neighborhood renter concentration is elevated and rents take a modest share of income, supporting a durable tenant base, according to WDSuite’s CRE market data. These indicators reflect the surrounding neighborhood, not the property’s own occupancy.
Located in McAllen’s inner-suburban fabric, the area around 4210 N Main St rates in the top quartile among 205 metro neighborhoods, indicating generally competitive fundamentals for a workforce-oriented rental asset. Amenity access is a local strength: grocery and dining densities rank near the top of the metro and score in the mid‑90s nationally, while cafe availability is similarly strong. By contrast, parks, pharmacies, and childcare options are limited within the immediate neighborhood, which may matter for certain tenant segments.
On housing dynamics, neighborhood occupancy trends are below the metro median and below national midpoints, suggesting the need for active leasing and resident retention strategies. At the same time, the share of housing units that are renter‑occupied is high, indicating depth in the tenant base. Median contract rents sit on the lower side versus national benchmarks, and the rent‑to‑income ratio of 0.12 points to relatively manageable monthly housing costs — a supportive backdrop for lease renewal and collections management.
Demographic statistics aggregated within a 3‑mile radius show steady tailwinds: population has grown modestly over the last five years, households have increased more meaningfully, and projections call for further population growth alongside a notable increase in household counts by 2028. Average household size is trending lower, which can translate into more renters entering the market and a larger pool of potential tenants for mid-size units.
Ownership conditions are relatively accessible compared with high‑cost metros (median home values sit in a lower national band and value‑to‑income is near 3), which can create some competition from entry‑level ownership. Even so, elevated renter concentration and amenity convenience nearby support ongoing multifamily demand and pricing discipline for well‑managed assets.
Safety indicators are mixed when viewed across geographies. Within the McAllen metro, the neighborhood’s crime rank positions it closer to the higher‑incidence end of the spectrum among 205 neighborhoods, calling for standard property security and resident‑experience measures. Nationally, however, violent offense metrics place the area in a high (safer) percentile, indicating comparatively favorable conditions versus many U.S. neighborhoods.
Recent trends also diverge by category: violent offense rates have eased year‑over‑year, while property‑related incidents have increased. Investors should weigh these directional signals alongside onsite controls, lighting, access management, and insurer feedback when underwriting.
The immediate area draws from a broad employment base that supports renter demand and commute convenience, led by logistics and corporate services. The following nearby employers can underpin leasing and retention through steady workforce housing needs.
- United Parcel Service — logistics & distribution (2.1 miles)
- R R Donnelley & Sons — corporate services (7.1 miles)
- Dish Network — telecommunications offices (34.8 miles)
This 82‑unit asset, built in 1993 with average units around 916 sq. ft., is slightly newer than the neighborhood’s typical vintage. That positioning can offer a competitive edge versus older stock while still leaving room for targeted modernization of systems and interiors. Based on CRE market data from WDSuite, the surrounding neighborhood shows a high renter‑occupied share and relatively low rent burdens, both of which support demand depth and renewal probability even as neighborhood occupancy sits below the metro median.
Within a 3‑mile radius, population has inched up and household counts have grown more noticeably, with forecasts calling for additional gains through 2028 — a setup that can expand the tenant base. Ownership remains comparatively accessible in this market, which introduces some competition with for‑sale housing; however, strong amenity access and manageable rent‑to‑income levels help sustain leasing velocity for well‑run communities.
- High renter concentration and low rent‑to‑income ratio support demand depth and renewal prospects
- 1993 vintage offers competitive positioning versus older stock with value‑add/modernization upside
- 3‑mile household growth and amenity convenience reinforce leasing and occupancy stability
- Risks: neighborhood occupancy below metro median and recent uptick in property incidents warrant focused leasing and security planning