| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Good |
| Demographics | 49th | Best |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3602 Guerrero St, Laredo, TX, 78043, US |
| Region / Metro | Laredo |
| Year of Construction | 1994 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3602 Guerrero St, Laredo TX Multifamily Investment
Neighborhood fundamentals point to steady renter demand and generally stable occupancy, according to WDSuite’s CRE market data, with positioning supported by a renter-occupied share that is high versus the national mix.
The immediate area is an Inner Suburb with an A- neighborhood rating and balanced livability drivers. Amenity access tests as competitive among Laredo neighborhoods (rank 21 of 63), with grocery density in the top quartile locally and strong nationally, while restaurants track above the metro median. Childcare availability also ranks in the top quartile of the metro, reinforcing day-to-day convenience for households.
Schools average roughly mid-to-strong for the metro (rank 17 of 63; higher than many local peers), which can aid family retention and longer tenancy. Neighborhood occupancy trends are near the metro middle by rank and close to national averages by percentile, suggesting manageable leasing risk and limited volatility in typical cycles based on CRE market data from WDSuite.
Ownership costs sit in a relatively high value-to-income band compared with national neighborhoods (high national percentile for value-to-income), which can reinforce reliance on rental options and support pricing durability. At the same time, rent-to-income sits in a lower national percentile, indicating lighter affordability pressure that can help lease retention but may temper near-term pricing power.
The property’s 1994 vintage is newer than the neighborhood’s average construction year of 1977. That positioning generally improves competitiveness versus older stock, though investors should still underwrite ongoing system updates and selective modernization to meet current renter expectations.
Within a 3-mile radius, demographics show a broadly stable population with a modest increase in households and families over the past five years, and projections indicate further household growth alongside smaller average household size. This pattern typically expands the tenant base even when population is flat to slightly down, supporting occupancy stability and absorption in well-managed assets.
Safety indicators for the neighborhood are below national averages overall (crime national percentile in the low 40s), and the neighborhood ranks 15 out of 63 in the Laredo metro for crime, which indicates comparatively higher incident levels versus many local peers. However, recent trends show meaningful year-over-year improvement, with both violent and property offense rates declining according to WDSuite’s CRE market data.
For underwriting, this mix suggests prudent security planning and resident engagement strategies, while recognizing that the observed downward trend in incident rates can support tenant retention if sustained. Comparisons should be made against submarket peers to calibrate operating assumptions.
Nearby employment is anchored by regional manufacturing, which supports workforce housing demand and commute convenience for renters. The list below highlights a key employer within a reasonable drive.
- BorgWarner — automotive manufacturing (7.3 miles)
This 25-unit, 1994-vintage asset sits in an A- rated Inner Suburb where renter-occupied share is high relative to national norms and occupancy has been broadly stable. Newer-than-neighborhood-average construction enhances competitiveness versus older stock, while underwriting should include allowances for targeted updates as systems age. According to commercial real estate analysis from WDSuite, the neighborhood’s ownership costs relative to incomes tend to support sustained rental demand, and rent-to-income levels suggest manageable affordability pressure that can aid retention.
Within a 3-mile radius, households have grown and are projected to continue rising even as average household size trends smaller, expanding the renter pool and supporting leasing durability. Amenity access is solid for daily needs (notably groceries and childcare), and schools perform competitively for the metro, offering a balanced backdrop for long-term operations. Key risks include below-national safety readings and selective amenity gaps, which argue for active management and thoughtful capital planning.
- Newer-than-local-average 1994 vintage supports competitive positioning versus older stock
- High renter-occupied share and stable neighborhood occupancy underpin demand depth
- Ownership costs vs. income favor reliance on rentals; rent-to-income suggests retention-friendly affordability
- 3-mile household growth and smaller household sizes expand the tenant base over time
- Risks: below-national safety readings and selective amenity gaps require proactive management and capex discipline