| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 60th | Best |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 900 E Redbud Ave, McAllen, TX, 78504, US |
| Region / Metro | McAllen |
| Year of Construction | 2003 |
| Units | 80 |
| Transaction Date | 2017-07-19 |
| Transaction Price | $5,625,000 |
| Buyer | The Machine Specialists 401K |
| Seller | McAllen Lakes, LLC, Developer, Same, Price/unit and /sf |
900 E Redbud Ave McAllen Multifamily with Stable Renter Demand
Renter-occupied housing is prevalent in the surrounding neighborhood, supporting steady tenant demand and lease-up resilience, according to WDSuite’s CRE market data.
This Inner Suburb neighborhood scores an A and ranks 21 out of 205 within the McAllen-Edinburg-Mission metro, placing it in the top quartile locally. Restaurants, groceries, and pharmacies are relatively dense compared with many areas (national percentiles of 90, 82, and 83), while parks, cafes, and childcare are limited. For investors, this mix suggests everyday convenience that can aid retention, with fewer lifestyle amenities that may temper premium positioning.
Neighborhood occupancy is measured at 85.9% and should be interpreted as a neighborhood metric rather than property performance. The renter-occupied share is 53.6% (90th percentile nationally), indicating a deep base of renter households that can support multifamily absorption and renewal activity over time.
Within a 3-mile radius, recent trends show population growth alongside a 14.7% increase in households and a modest decline in average household size— dynamics that typically expand the renter pool. Forward-looking projections indicate additional population and household gains over the next five years, which can support occupancy stability and pricing power when managed with disciplined leasing strategy.
Home values in the neighborhood are elevated relative to local incomes (value-to-income ratio sits in the 64th national percentile), while rent-to-income is near the lower national quartiles. For multifamily owners, this combination often supports tenant retention and sustained reliance on rental housing, though more accessible ownership options in parts of the metro could compete at the margin for higher-earning households.
Safety signals are mixed but comparatively favorable in broader context. Neighborhood crime benchmarks register above the national average for safety (around the 71st percentile nationally), with property offenses estimated to have declined sharply year over year (approximately -78%). Violent offense metrics sit in higher safety percentiles nationally as well (around the 79th percentile), though recent year-over-year changes indicate some volatility. Conditions vary by block; investors should view these as neighborhood-level indicators rather than property-specific risk.
Proximity to logistics and corporate services supports workforce housing demand and commute convenience for renters, anchored by United Parcel Service, R R Donnelley & Sons, and Dish Network.
- United Parcel Service — logistics & package operations (1.45 miles)
- R R Donnelley & Sons — printing & business communications (7.69 miles)
- Dish Network — telecommunications & satellite services (33.36 miles)
Built in 2003, the property is newer than the neighborhood’s average vintage, positioning it competitively against older stock while still warranting ongoing system upgrades and selective renovations to drive rent trade-outs. A high neighborhood renter-occupied share and growing 3-mile household base point to durable tenant demand, even as neighborhood occupancy should be underwritten conservatively relative to the metro. According to commercial real estate analysis from WDSuite, local amenity access is strongest for daily needs (groceries, restaurants, pharmacies), supporting retention, while limited parks and cafes may cap top-of-market premiums.
Homeownership costs sit on the higher side versus local incomes, reinforcing reliance on rental housing, and rent-to-income levels suggest manageable affordability pressure—favorable for lease management and renewal capture. Monitor neighborhood safety trends: recent data show strong improvement in property offenses but some volatility in violent offense estimates, underscoring the value of active asset and resident engagement strategies.
- 2003 vintage offers competitive positioning versus older neighborhood stock with targeted value-add potential
- Deep renter-occupied base and 3-mile household growth support absorption and renewal stability
- Daily-needs amenities (groceries, restaurants, pharmacies) bolster retention and leasing velocity
- Ownership costs relative to income sustain rental demand and support disciplined pricing power
- Risks: neighborhood occupancy trails metro median among 205 areas; amenity gaps (parks/cafes) and mixed safety signals warrant conservative underwriting