| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Fair |
| Demographics | 15th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1820 McPherson Ave, Laredo, TX, 78040, US |
| Region / Metro | Laredo |
| Year of Construction | 2004 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1820 McPherson Ave, Laredo TX Multifamily Investment
High renter concentration and steady neighborhood occupancy point to durable demand for well-managed units, according to WDSuite’s CRE market data. The location trades premium amenity density for workforce accessibility, favoring value-focused leasing strategies.
This inner-suburb location in Laredo serves a primarily workforce renter base, with a high share of renter-occupied housing units supporting a deeper tenant pool and more consistent leasing. Neighborhood occupancy is stable and has strengthened over the past five years, indicating reasonable absorption and potential resilience through cycles.
Property vintage matters here: the asset was built in 2004, notably newer than the neighborhood’s older housing stock (average construction year 1967). Newer construction typically competes well against legacy inventory on systems and curb appeal, while investors should still underwrite routine modernization as the building approaches two decades old.
Livability is more utilitarian than lifestyle-driven. Amenity density ranks near the bottom among 63 Laredo metro neighborhoods, so residents may rely on broader trade areas for retail and services. For investors, this profile aligns with workforce demand rather than amenity-led premiums, making operational execution and value positioning the primary levers.
Rents in the neighborhood have risen meaningfully over the last five years, and within a 3-mile radius WDSuite data shows both rising incomes and a moderate rent-to-income ratio. This combination supports retention and occupancy stability, while elevated ownership accessibility in the area can create some competition with for-sale options—placing a premium on unit finish, management quality, and pricing discipline.
Demographics aggregated within a 3-mile radius show a modest population dip but a projected increase in households alongside smaller average household sizes. For multifamily, that shift can expand the effective renter pool and sustain occupancy, particularly for efficiently sized units and value-oriented offerings.
Safety outcomes compare weaker than many Laredo neighborhoods and below national averages. The neighborhood’s safety rank places it behind much of the metro (rank 40 out of 63 neighborhoods), indicating investors should plan for standard security measures and active property management.
Trend signals are mixed: WDSuite data indicates property-related incidents have ticked up year over year, while estimated violent offense rates have declined. For underwriting, treat the area as stabilization-capable with appropriate on-site oversight, lighting, and partnerships with local resources.
Nearby employment is anchored by manufacturing and automotive components, supporting workforce housing demand and reasonable commute times for renters. The list below highlights the most pertinent employer close to the property.
- BorgWarner — automotive components (7.1 miles)
This 27-unit 2004-vintage asset offers comparatively newer construction versus the neighborhood’s predominantly mid-century stock, supporting competitive positioning on systems and appeal. Neighborhood occupancy is healthy and has trended upward, and a high renter-occupied share suggests a deeper tenant base—key to maintaining leasing velocity and retention through cycles, based on CRE market data from WDSuite.
Within a 3-mile radius, household counts are expected to grow even as household sizes shrink, pointing to a larger number of renting households over time. Rent levels have moved up alongside incomes, with a moderate rent-to-income profile that supports occupancy and reduces churn risk. Key watch items are amenity-light surroundings and metro-relative safety metrics, which call for hands-on management and thoughtful capital programs rather than expectation of amenity-driven premiums.
- Newer 2004 construction versus older neighborhood stock enhances competitive position
- Stable neighborhood occupancy and high renter concentration support demand depth
- 3-mile data shows rising incomes and household growth from smaller household sizes, aiding leasing stability
- Operational play: value-oriented finishes, disciplined pricing, and active management
- Risks: amenity-light location and below-average safety require security investment and tenant-experience focus