| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Good |
| Demographics | 20th | Fair |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3610 N New York Ave, Laredo, TX, 78043, US |
| Region / Metro | Laredo |
| Year of Construction | 1995 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3610 N New York Ave Laredo Multifamily Investment
High renter-occupied concentration in the neighborhood supports a durable tenant base and steady leasing, according to WDSuite’s CRE market data.
Located in an Inner Suburb pocket of Laredo, the neighborhood carries a B+ rating and ranks 20 out of 63 metro neighborhoods — competitive among Laredo neighborhoods and above the metro median for overall fundamentals. For investors, this positioning signals balanced demand with room for asset-level execution to outperform.
Daily-needs access is a relative strength: grocery availability ranks 6 of 63 locally (99th percentile nationally) and pharmacies 5 of 63 (87th percentile), while restaurants are reasonably available (29 of 63; 69th percentile nationally). Cafés and parks are thinner, with limited café density and park access, so resident appeal leans more toward convenience retail than lifestyle amenities. Average school ratings in the neighborhood trend below national norms, which may influence retention among some family renters.
Renter-occupied share is high at the neighborhood level (ranked 3 of 63; 95th percentile nationally), indicating deep multifamily demand and a broad leasing pool. Neighborhood occupancy is in the metro’s lower half (ranked 44 of 63) but has held roughly stable over five years, suggesting consistent absorption even as supply and household formation shift.
At the 3-mile radius, households increased over the last five years and are projected to expand further as average household size declines, pointing to more households even with flat-to-soft population trends — a dynamic that can enlarge the renter pool and support occupancy stability. Median contract rents remain comparatively attainable for the market while household incomes have trended higher, which can reduce affordability pressure and support measured rent growth and lease retention. Home values sit in a high-cost-ownership context relative to local incomes (value-to-income ratio above many U.S. neighborhoods), which tends to sustain reliance on rental housing rather than ownership.
The property’s 1995 vintage is newer than the neighborhood’s average 1980s stock. That positioning helps competitiveness versus older assets, though investors should still plan for selective system upgrades and common-area refreshes to capture value-add potential.
Safety indicators for the neighborhood sit around the metro middle (crime rank 32 of 63), and below the national median by percentile. Year-over-year trends are constructive: estimated property offenses declined notably and violent offense rates edged lower, indicating improvement versus the prior year. While not top quartile nationally, the recent downward movement can support leasing stability when paired with onsite management and standard security practices.
Nearby employment includes manufacturing and automotive components, providing commute-friendly jobs that can support workforce renter demand.
- BorgWarner — automotive components (6.1 miles)
3610 N New York Ave is a 24-unit, 1995-vintage asset positioned in a neighborhood that is competitive within the Laredo metro. High renter-occupied share indicates a deep tenant pool, and daily-needs retail access is strong. Neighborhood occupancy has been steady, and at the 3-mile radius, more households alongside smaller household sizes point to renter pool expansion even as population growth is flat to modestly negative. According to CRE market data from WDSuite, attainable rents relative to rising area incomes support measured pricing power without overstretching renters.
The 1995 vintage offers a relative edge versus older 1980s stock, with scope for targeted value-add through unit and system updates. Ownership costs are comparatively high for many households in this area, which tends to sustain multifamily demand and lease retention, though investors should underwrite to local school quality, amenity gaps (parks/cafés), and a safety profile that remains below national medians despite recent improvement.
- High renter-occupied concentration supports consistent demand and leasing depth.
- Daily-needs access (groceries/pharmacies) enhances resident convenience and retention.
- 1995 vintage allows competitive positioning versus older local stock with value-add upside.
- Household growth and smaller household sizes within 3 miles expand the renter pool and support occupancy.
- Risks: below-national safety percentiles, limited parks/cafés, and below-average school ratings may temper family appeal.