| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Good |
| Demographics | 45th | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4601 San Francisco Ave, Laredo, TX, 78041, US |
| Region / Metro | Laredo |
| Year of Construction | 2000 |
| Units | 51 |
| Transaction Date | 2013-12-30 |
| Transaction Price | $62,500 |
| Buyer | RAMOS ELEAZAR A |
| Seller | CHAVEZ ROBERT A |
4601 San Francisco Ave Laredo Multifamily Investment
Neighborhood-level occupancy in the mid-90s suggests stable tenancy and durable cash flow potential, according to WDSuite’s CRE market data. A 2000 vintage positions this asset competitively versus older local stock while still allowing for targeted upgrades.
This Inner Suburb neighborhood rates an "A" and ranks competitive among Laredo’s 63 neighborhoods, supported by strong everyday convenience. Dining density sits in the top quartile nationally, with restaurants and cafés concentrated nearby, and childcare access also in the top quartile. Park access trends well above national averages, while pharmacy options are comparatively limited within the immediate area.
Occupancy for the neighborhood is reported at 95.4%, placing it above the metro median and supporting lease stability for professionally managed assets. The renter-occupied share is roughly 49%, signaling a balanced base of households that supports multifamily absorption without overreliance on transient demand.
Home values are moderate for Texas but sit somewhat elevated versus national income benchmarks, which can reinforce sustained demand for rental housing and support pricing power for well-maintained properties. Average school ratings are modestly above national averages, a consideration for retention among family renters. Local insights reflect amenities and livability dynamics that many investors prioritize during multifamily property research, based on CRE market data from WDSuite.
Demographic statistics within a 3-mile radius show a smaller average household size over time and a modest increase in total households, expanding the potential renter pool even as population growth trends remain soft. This shift can support occupancy stability and steady leasing velocity for well-located, functional units.
Safety trends are mixed when compared nationally, with neighborhood conditions tracking below national percentiles but improving on a one-year basis. Within the Laredo metro (63 neighborhoods), the area reads around the metro median, indicating neither a clear outlier on the high-crime nor low-crime end locally.
Recent year-over-year data indicate declining estimated rates for both violent and property offenses, which is constructive for long-term operations. Investors should underwrite with standard precautions and focus on site-level controls (lighting, access, management presence) to align with neighborhood trends rather than relying on block-level assumptions.
The employment base nearby provides commute access that supports renter demand and retention for workforce-oriented units, with proximity to manufacturing and corporate offices such as BorgWarner.
- BorgWarner — automotive components (5.3 miles)
Built in 2000 with 51 units, the property is newer than the neighborhood average vintage, offering competitive positioning versus older stock while leaving room for targeted value-add (exterior refresh, interiors, or systems as needed). Neighborhood occupancy at roughly the mid-90s and a renter base near half of housing units point to a stable tenant pool. According to commercial real estate analysis from WDSuite, strong amenity access (restaurants, cafés, childcare, parks) further supports day-to-day livability and leasing.
Within a 3-mile radius, households have increased and are projected to expand further even as population growth is soft and household sizes trend smaller — dynamics that can enlarge the renter pool and support occupancy stability. Ownership costs relative to incomes trend somewhat elevated by national benchmarks, which can sustain reliance on rental housing and backfill demand for functional, well-managed units. Key risks include below-average national safety percentiles and limited nearby pharmacy options; prudent site-level operations and targeted capex can help mitigate these.
- 2000 vintage offers competitive positioning versus older neighborhood stock with selective value-add potential
- Neighborhood occupancy in the mid-90s supports leasing stability and cash flow durability
- Amenity-rich location (dining, cafés, childcare, parks) enhances renter appeal and retention
- 3-mile household growth and smaller household sizes expand the potential renter pool
- Risks: below-average national safety percentiles and limited pharmacy options require active management