| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Best |
| Demographics | 48th | Best |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6200 N 11th St, McAllen, TX, 78504, US |
| Region / Metro | McAllen |
| Year of Construction | 1974 |
| Units | 54 |
| Transaction Date | 2003-01-07 |
| Transaction Price | $1,500,000 |
| Buyer | Zarga, L.P. |
| Seller | James M. and Janice L. Morin |
6200 N 11th St, McAllen TX Multifamily Value-Add
Positioned in an inner-suburban McAllen neighborhood with steady renter demand and strong daily-needs access, this asset offers potential value-add upside, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb of McAllen rated A and ranked 31st among 205 metro neighborhoods, placing it in the top quartile locally for overall neighborhood quality. Daily-needs access is a strength: grocery and restaurant density score in the mid‑80s nationally, and pharmacy access is near the top of U.S. neighborhoods. These dynamics support convenient living and can bolster leasing and retention for workforce housing.
Neighborhood occupancy is measured at 89.1% for the area (neighborhood metric, not the property), indicating demand that is serviceable but not tight; operators should focus on merchandising, tenant experience, and targeted renewals to maintain stability. Median contract rents at the neighborhood level track below national averages, which can aid retention while tempering near-term pricing power relative to higher-cost metros.
Schools are a relative strength: the neighborhood’s average school rating ranks 7th out of 205 in the metro and sits in the mid‑80s nationally, a factor that can support family renter appeal. Home values trend below national norms (around the 25th percentile), suggesting a more accessible ownership market; for multifamily investors this can create competition at certain price points, emphasizing the importance of unit quality and amenities.
Within a 3‑mile radius, population and household counts have grown over the last five years, with further increases projected by 2028; a slight downshift in average household size accompanies that growth. For investors, this points to a larger tenant base and ongoing renter pool expansion that can support occupancy stability and lease-up velocity over the hold period, based on CRE market data from WDSuite.
Comparable neighborhood safety benchmarking data was not available in the provided WDSuite extract for this specific area. Investors typically evaluate safety by comparing neighborhood trends to metro and national patterns and by reviewing multi-year trajectories rather than single-year snapshots.
Practical underwriting steps include reviewing recent city and county reports, confirming property-level security measures, and comparing this neighborhood’s trends with peer submarkets across the McAllen-Edinburg-Mission metro to contextualize risk and potential operating impacts.
Proximity to established corporate employers supports a steady renter base seeking short commutes and operational roles, including logistics and business services.
- United Parcel Service — logistics & distribution (3.0 miles)
- R R Donnelley & Sons — business services/printing (8.4 miles)
- Dish Network — telecommunications operations (34.6 miles)
Built in 1974, the asset is older than the neighborhood’s average construction vintage (2000), creating a clear value‑add pathway through exterior upgrades, unit renovations, and system modernization. Neighborhood occupancy reads as serviceable rather than tight, but daily‑needs access and above‑average school ratings strengthen leasing fundamentals relative to many metro peers, according to commercial real estate analysis from WDSuite.
Within a 3‑mile radius, recent and projected increases in population and households point to a growing tenant base, while neighborhood-level rents below national norms can support retention. Ownership costs are comparatively accessible locally, so competitive positioning—updated interiors, durable finishes, and amenities—will be central to sustaining occupancy and measured rent growth.
- 1974 vintage offers tangible value‑add and capex-driven upside versus newer local stock
- Strong daily‑needs access and top‑quartile metro school ratings support family renter demand
- 3‑mile radius shows population and household growth, expanding the renter pool over time
- Neighborhood rents below national levels aid retention while allowing disciplined upgrades
- Risks: moderate neighborhood occupancy and accessible homeownership increase competitive pressure