| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Good |
| Demographics | 29th | Fair |
| Amenities | 90th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5402 Marcella Ave, Laredo, TX, 78041, US |
| Region / Metro | Laredo |
| Year of Construction | 2013 |
| Units | 34 |
| Transaction Date | 2025-08-27 |
| Transaction Price | $2,766,400 |
| Buyer | HUNGO REALTY LLC |
| Seller | MARA CONSULTING CO INC |
5402 Marcella Ave Laredo 34-Unit Multifamily (2013)
Neighborhood fundamentals point to resilient renter demand, with renter-occupied housing concentration elevated and occupancy competitive among Laredo neighborhoods, according to WDSuite’s CRE market data. Amenity density and steady rent levels support day-to-day livability that can aid tenant retention.
Location and renter demand
The property sits in an Inner Suburb of Laredo that scores well for daily needs and convenience. The neighborhood holds an A rating and ranks 6th out of 63 metro neighborhoods, placing it competitive among Laredo submarkets by WDSuite’s framework. Amenity access is a clear strength: grocery options and cafes per square mile are among the highest locally (both ranked near the top of 63), and these categories land in the top quartile nationally, supporting leasing appeal and retention.
Neighborhood occupancy is strong and above the metro median, with stability improving over the last five years—an indicator that helps pricing discipline and limits downtime during turns. The share of housing units that are renter-occupied is high relative to the metro (ranked 4th of 63), signaling depth in the tenant base for smaller multifamily assets.
Schools and livability
Average school ratings test above the national median (around the 73rd percentile nationwide), which can support demand from households prioritizing education access. Parks, pharmacies, and restaurants also benchmark above national medians, reinforcing day-to-day convenience without requiring long commutes for essentials.
Vintage and competitive positioning
Built in 2013, the asset is newer than the neighborhood’s average construction year (1987, ranked 35th of 63), offering a competitive edge versus older stock. Investors can underwrite relatively lower near-term capital needs while still planning for mid-life systems and select modernization to maintain positioning.
Demographics and affordability (3-mile radius)
Within a 3-mile radius, households have grown modestly in recent years even as population edged down, pointing to smaller household sizes and a potential broadening renter pool. Forward-looking data indicate households are projected to expand and incomes to rise, while rents are expected to continue trending upward—factors that typically support occupancy stability and measured rent growth. Home values are lower than national medians in this area; that can introduce some competition from ownership options, but rent-to-income levels remain manageable, which can aid lease retention with prudent renewal strategies during periods of pricing pressure.
Safety context
Relative to the Laredo metro, this neighborhood’s crime rank sits in the lower half (19th of 63), indicating higher incident levels than many peer areas. Compared with neighborhoods nationwide, overall safety benchmarks below the national median, yet recent trends are moving in a favorable direction with both violent and property offense rates declining year over year according to WDSuite’s data.
For investors, the directional improvement helps leasing stability and collections risk management, but underwriting should still account for perception and operating practices (lighting, access control, and partnership with local patrols) to support resident comfort and retention.
Nearby employers contribute to a diversified workforce and commuter base that can support renter demand and retention, including manufacturing-oriented roles.
- BorgWarner — automotive components (5.0 miles)
Investment thesis
This 34-unit, 2013-vintage asset benefits from strong neighborhood convenience, competitive occupancies, and a high concentration of renter-occupied housing—factors that support a durable tenant base and steady leasing. Based on CRE market data from WDSuite, the submarket ranks near the top locally for amenities and posts above-median school scores nationally, reinforcing day-to-day livability and potential retention advantages versus older nearby stock.
The property’s newer construction relative to neighborhood averages suggests lower near-term capital exposure, with ongoing opportunities to refresh finishes and common areas to sustain positioning. Within a 3-mile radius, households are expected to grow and incomes trend higher while rents continue to advance, supporting occupancy stability and measured revenue growth. Key items to underwrite include neighborhood safety perceptions and potential competition from lower-cost ownership options.
- Amenity-rich, A-rated neighborhood with competitive occupancy that supports retention
- 2013 vintage newer than area average, reducing near-term capex and boosting competitiveness
- High neighborhood share of renter-occupied housing deepens tenant base for leasing
- Risks: below-median national safety benchmarking and accessible ownership options; address via security and leasing strategy