| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Best |
| Demographics | 69th | Best |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 106 Belaire Dr, Laredo, TX, 78041, US |
| Region / Metro | Laredo |
| Year of Construction | 1978 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
106 Belaire Dr Laredo Multifamily Investment, 22 Units
Neighborhood occupancy near the low-90s and a moderate renter base signal steady tenant demand, according to WDSuite’s CRE market data. Positioned in a suburban pocket of Laredo with solid incomes and services, the asset offers potential cash flow durability with operational upside.
This suburban Laredo neighborhood is rated A and ranks 4th among 63 metro neighborhoods, indicating competitive fundamentals for multifamily. Restaurants and grocery options score well compared with national peers, while parks and cafes are less dense, suggesting daily conveniences are close but green space is limited. Average school ratings sit in the top national quartile, which can support long-term neighborhood stability for renters.
Neighborhood occupancy is about 91% and has edged up over the past five years, pointing to stable leasing conditions rather than a rapid expansion cycle. Median household incomes are strong locally, and the rent-to-income relationship appears manageable, supporting collections and retention in typical underwriting scenarios.
The property’s 1978 vintage is older than the neighborhood’s average construction year of 1992. For investors, that often translates to targeted capital planning and value-add potential through unit modernization, common-area upgrades, and systems replacement to remain competitive versus newer stock.
Tenure patterns signal a balanced demand base: within the neighborhood, roughly a quarter to a third of housing units are renter-occupied, while demographics aggregated within a 3-mile radius show a larger renter-occupied share. Combined with steady population and household growth in the 3-mile area, this supports a deeper tenant pool and occupancy stability over time. Based on CRE market data from WDSuite, local home values are elevated for the metro, which tends to sustain rental demand by keeping multifamily housing relatively attractive compared with ownership.
Safety metrics are mixed and should be underwritten thoughtfully. The neighborhood’s crime rank sits in the lower half of the Laredo metro (26th of 63), indicating crime levels are above the metro median. Nationally, the area aligns below the midpoint for safety overall, yet recent data shows encouraging year-over-year improvement in violent incidents and a moderation in property offenses.
For investors, this points to a setting where operational diligence—lighting, access control, and resident engagement—can support retention while broader trend lines suggest gradual improvement. Comparisons should be made against similar workforce submarkets in Laredo and peer Texas metros rather than prime urban districts.
Nearby employment is anchored by automotive components manufacturing, providing a steady commuter base and supporting renter demand through proximity-driven convenience.
- BorgWarner — automotive components (3.4 miles)
106 Belaire Dr offers a 22-unit, 1978-vintage footprint in a suburban Laredo neighborhood that ranks competitively within the metro. Occupancy in the surrounding area has held near the low-90s, and household incomes are solid relative to local rents, supporting collections and lease retention. According to CRE market data from WDSuite, elevated home values for the area help sustain renter reliance on multifamily, while household growth within a 3-mile radius points to a larger tenant base over time.
The older vintage suggests clear value-add levers—interiors, exteriors, and building systems—that can improve positioning against newer stock. Amenity convenience is favorable for daily needs, though limited park access and mixed safety metrics argue for disciplined operations and targeted property-level enhancements.
- Stable neighborhood occupancy and income levels support cash flow durability
- 1978 vintage provides value-add pathways to enhance rents and retention
- Elevated ownership costs locally reinforce depth of the renter pool
- Daily-needs amenities nearby aid leasing and resident satisfaction
- Risk: mixed safety metrics and older systems require operational diligence and capex planning