| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 36th | Good |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 402 Gale St, Laredo, TX, 78041, US |
| Region / Metro | Laredo |
| Year of Construction | 1980 |
| Units | 33 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
402 Gale St, Laredo TX Multifamily Investment
Neighborhood fundamentals point to steady renter demand and high occupancy, according to WDSuite’s CRE market data. Positioned for durable cash flow with pragmatic upside from targeted improvements.
Located in an Inner Suburb pocket of Laredo, the neighborhood ranks 7 out of 63 metro neighborhoods with an A rating, indicating competitive positioning within the metro. Occupancy in the neighborhood is in the top quartile among 63 metro neighborhoods, supporting income stability and lower downtime risk for operators.
Daily needs are well served: grocery options rank 2 of 63 in the metro and sit in a high national percentile, and parks access also ranks 2 of 63, both of which can aid resident retention. Restaurant density is above national norms, while childcare coverage ranks 10 of 63 and in a strong national percentile, useful for workforce housing appeal. Average school ratings are below the metro median (rank 36 of 63), an important consideration for family-oriented leasing strategies.
The property’s 1980 vintage is slightly older than the neighborhood’s average construction year (1985). For investors, this points to routine capital planning and potential value-add through unit and system upgrades to improve competitiveness versus newer stock.
Within a 3-mile radius, household counts have increased over the last five years while population edged down, signaling smaller household sizes and broader household formation dynamics that can expand the renter pool. Median contract rents in the 3-mile area remain accessible relative to incomes, and the neighborhood’s rent-to-income metrics suggest manageable affordability pressure—conditions that can support lease retention and measured rent growth rather than outsized spikes. With median home values on the lower side for the region, ownership is comparatively more accessible, which may temper pricing power but also reinforces demand for well-located, well-managed rentals competing on quality and convenience.
Overall amenity access is competitive nationally (amenities in the mid-to-upper national percentiles), and the neighborhood’s occupancy performance is above the metro median, according to CRE market data from WDSuite, offering investors a mix of stability and incremental operational upside.
Safety indicators for the neighborhood sit below national medians overall, placing it behind many U.S. neighborhoods but competitive with portions of the Laredo metro. Within the metro, the neighborhood’s crime position is mid-pack (ranked 34 of 63), suggesting investors should underwrite with prudent security and lighting standards.
Property offenses have shown notable year-over-year improvement (a top-tier improvement pace, rank 8 of 63), while violent offense trends recently moved the other way, remaining below national percentiles for safety. For investors, the mix argues for standard risk controls—access management, exterior visibility, and resident screening—while acknowledging positive recent momentum in property-related incidents.
Nearby employment includes manufacturing and automotive supplier operations that support a broad workforce tenant base and commute convenience for residents, aiding leasing stability.
- BorgWarner — automotive supplier (4.2 miles)
402 Gale St benefits from a neighborhood that ranks competitively within the Laredo metro and sustains top-quartile occupancy, supporting stable collections and limited downtime. The 1980 vintage suggests a practical value-add path—select interior and systems updates can enhance rentability versus newer product without overcapitalizing. According to CRE market data from WDSuite, local amenity access (notably groceries, parks, and services) sits in strong national percentiles, a factor that can reinforce retention and limit marketing costs.
Within a 3-mile radius, household counts have risen as average household size declines, pointing to a broader tenant base even as population trends are flat-to-down. With rents generally aligned to local incomes and ownership relatively accessible, the near-term thesis emphasizes occupancy stability and operational execution over aggressive rent pushes, with upside tied to targeted renovations and disciplined expense management.
- Top-quartile neighborhood occupancy supports stable cash flow and lower turnover risk.
- 1980 vintage offers value-add via selective interior and systems upgrades.
- Strong grocery/park access and services aid retention and leasing velocity.
- Expanding household base within 3 miles broadens the renter pool and supports occupancy.
- Risk: school ratings trail metro medians and safety sits below national medians—underwrite standard security and family-amenity strategies.