| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Best |
| Demographics | 43rd | Good |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1204 E Hillside Rd, Laredo, TX, 78041, US |
| Region / Metro | Laredo |
| Year of Construction | 1982 |
| Units | 32 |
| Transaction Date | 2025-05-05 |
| Transaction Price | $1,406,300 |
| Buyer | TOWN CREEK APARTMENTS |
| Seller | CON-BER PROPERTIES LTD |
1204 E Hillside Rd, Laredo TX Multifamily Investment
Neighborhood-level occupancy is solid and renter demand is deep, according to WDSuite’s CRE market data, positioning this 32-unit asset for steady leasing in an inner-suburban pocket of Laredo.
Located in an Inner Suburb of Laredo with a B+ neighborhood rating, this area shows competitive occupancy performance among 63 metro neighborhoods (ranked 17 of 63) and sits in the top quartile nationally for occupancy, supporting income stability for multifamily assets. Median contract rents in the neighborhood have risen over the past five years while remaining accessible relative to income levels, which can help sustain leasing velocity without overextending tenants.
Livability signals are mixed but workable for workforce renters. Grocery and dining density are comparatively strong for Laredo (both around the 70th+ national percentile), while parks, cafes, childcare, and pharmacies are sparse within the neighborhood. Average school ratings are a relative strength, ranking 6 of 63 locally and in the top quartile nationally, which can aid retention for family-oriented renter households.
Tenure patterns point to a sizable renter base: an estimated 55.8% of housing units are renter-occupied in the neighborhood (ranked 9 of 63 and high nationally), indicating depth of demand for apartments and supporting occupancy stability through typical cycles. Home values are lower than major metro peers, but the value-to-income ratio sits around the 70th national percentile, suggesting a high-cost ownership market relative to local incomes that can reinforce reliance on rental housing.
Within a 3-mile radius, demographics show households growing despite a modest population decline, alongside smaller household sizes. This shift increases household count and can expand the renter pool even with flat population trends, a constructive pattern for sustained multifamily demand. These dynamics, paired with neighborhood occupancy strength, indicate a stable leasing backdrop for investors conducting commercial real estate analysis.
Safety indicators are mixed and should be incorporated into underwriting and property management plans. Compared with neighborhoods nationwide, the area trends below the national median for safety, with property incidents elevated, while recent data show a decline in violent incidents. Within the Laredo metro, the neighborhood’s crime profile is weaker (ranked 47 of 63), but the downward trend in violent offenses over the last year provides a constructive directional signal.
For investors, this suggests prioritizing on-site security measures, lighting, and coordination with local resources to support resident experience and retention, while recognizing that neighborhood safety trends can vary by block and over time.
- BorgWarner — automotive components (4.9 miles)
This 32-unit property was built in 1982, making it older than the neighborhood’s average vintage. That age profile can support a value-add thesis through targeted renovations and system upgrades to improve rent positioning and retention while managing capital planning. Neighborhood fundamentals are supportive: occupancy is competitive among Laredo submarkets and top quartile nationally, and a high renter-occupied share indicates depth of tenant demand. According to CRE market data from WDSuite, household counts within a 3-mile radius are rising even as population trends are flat to slightly negative, which can expand the renter pool and support leasing stability.
Affordability appears manageable relative to local incomes, with moderate rent-to-income dynamics and ownership costs that are relatively high versus incomes, both of which can sustain apartment demand. Key watch items include limited neighborhood park and cafe inventory and a weaker safety ranking within the metro, which warrant proactive asset management and amenity strategy.
- Competitive neighborhood occupancy (top quartile nationally) supports income stability
- 1982 vintage offers potential renovation and value-add upside with disciplined capex
- Growing household counts within 3 miles enlarge the renter pool despite flat population
- Ownership costs relatively high vs. incomes locally, reinforcing multifamily demand
- Risks: below-average safety rank in metro and limited park/cafe amenities require active management