| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Good |
| Demographics | 45th | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5120 San Francisco Ave, Laredo, TX, 78041, US |
| Region / Metro | Laredo |
| Year of Construction | 1987 |
| Units | 60 |
| Transaction Date | 2022-09-23 |
| Transaction Price | $1,621,458 |
| Buyer | MENAJ PROPERTIES LLC |
| Seller | IDNANI MANSHA V |
5120 San Francisco Ave Laredo Multifamily Investment
Neighborhood occupancy trends sit in the mid-90s and have strengthened in recent years, signaling durable renter demand according to WDSuite’s CRE market data. Investor focus: stable lease-up and retention potential supported by an inner-suburb location.
Located in Laredo’s inner-suburb fabric, the area scores competitively within the metro and above national averages on several livability dimensions, supporting renter appeal for a 60-unit asset. Amenity access is strong—restaurants and childcare density rank in the top cohort locally and test well nationally—while parks and grocery availability add everyday convenience. School quality trends slightly above national norms, which can aid longer-term tenant retention.
From an operations lens, neighborhood occupancy is strong and sits in the top quartile nationally, competitive among 63 Laredo neighborhoods. Median contract rent for the neighborhood benchmarks below the metro midpoint and the national median, indicating an affordability edge that can help sustain leasing velocity and manage turnover. The local rent-to-income relationship sits near the national middle, suggesting manageable affordability pressure and room for disciplined rent strategies rather than outsized pushes.
Tenure dynamics show a renter-occupied share that is roughly half of housing units in the immediate neighborhood, pointing to a deep tenant base for multifamily. Within a 3-mile radius, demographics indicate households have inched up even as population edged down, implying smaller average household size and a broader household count—both supportive of demand for rental units and occupancy stability. Looking ahead, 3-mile projections show rising household counts and higher incomes, which can expand the renter pool and support steady absorption.
Vintage matters for competitive positioning: built in 1987 versus a neighborhood average closer to the early 1980s, the asset skews modestly newer than surrounding stock. That can provide a relative edge on systems and finishes versus older comparables while still leaving room for targeted modernization to drive rent premiums and reduce near-term capital volatility.
Contextual considerations: home values in the neighborhood are lower than national norms, which can create some competition from ownership alternatives. Even so, the value-to-income relationship trends above national midpoints, and the neighborhood’s strong occupancy and amenity access point to sustained renter reliance on multifamily housing rather than rapid move-outs to ownership.
Safety indicators are mixed. Relative to neighborhoods nationwide, violent and property crime sit below higher safety percentiles, while within the Laredo metro the area trends below the median for safety (36th of 63). Recent momentum is constructive: estimated violent and property offense rates both declined year over year, indicating an improving trajectory rather than deterioration. Investors should underwrite to current levels while recognizing the downtrend and the neighborhood’s broader strengths.
The submarket draws from a regional employment base where manufacturing and auto-related suppliers contribute to steady commuter traffic, supporting workforce housing demand and lease retention. Key nearby employer:
- BorgWarner — automotive components (4.9 miles)
5120 San Francisco Ave offers a balanced workforce housing thesis: strong neighborhood occupancy, competitive amenity access, and a renter pool supported by stable tenure patterns. Based on commercial real estate analysis from WDSuite, the neighborhood’s occupancy performance sits in the top quartile nationally with rents that benchmark below metro and national medians—an advantageous setup for leasing stability and measured rent growth. Within a 3-mile radius, household counts and incomes are projected to rise, expanding the tenant base and supporting steady absorption even as average household size trends smaller.
Constructed in 1987, the asset is slightly newer than the neighborhood average. This positioning can reduce competitive pressure against older stock while leaving room for selective value-add and systems modernization to drive rent premiums, improve operating reliability, and support retention.
- Strong neighborhood occupancy with top-quartile national positioning supports lease stability and pricing discipline.
- Below-median neighborhood rents versus metro and national benchmarks help sustain leasing velocity and reduce turnover risk.
- 3-mile household growth and rising incomes expand the tenant base and support steady absorption.
- 1987 vintage offers relative competitiveness versus older stock with targeted value-add potential.
- Risks: below-median metro safety positioning and lower home values may require conservative underwriting and asset-specific upgrades.