| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Best |
| Demographics | 69th | Best |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6402 McPherson Rd, Laredo, TX, 78041, US |
| Region / Metro | Laredo |
| Year of Construction | 1993 |
| Units | 49 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6402 McPherson Rd Laredo Multifamily Investment
Neighborhood occupancy is around the metro median with steady renter demand, according to WDSuite s CRE market data. For investors, the location 7s balanced fundamentals and stable performance indicators suggest durable leasing in a suburban setting.
The property sits in a suburban Laredo neighborhood rated A and ranked 4th of 63 metro neighborhoods, indicating strong overall positioning relative to local peers. Amenity access trends are solid (nationally mid-to-upper percentile), with restaurants and childcare access ranking in the top quartile among 63 neighborhoods, while grocery access is above the metro median. Average school ratings are also in the top quartile locally, which can support family-oriented renter retention and longer tenancy cycles.
Neighborhood occupancy is near the metro midpoint and has edged up over the last five years, pointing to stable leasing conditions rather than cyclical swings. Median contract rents in the neighborhood are moderate by national standards and have trended upward over the last cycle, providing room for disciplined rent setting without overreaching affordability thresholds.
Within a 3-mile radius, WDSuite 7s demographics show population growth over the last five years and an 11% increase in households, with forecasts calling for further household gains and smaller average household sizes. For investors, this implies a gradually expanding tenant base and diversified unit demand profiles that can support occupancy stability and broaden leasing pipelines.
Ownership costs in the neighborhood sit in higher national percentiles, which tends to sustain multifamily demand by keeping more households in the renter pool. Renter-occupied share at the neighborhood level is below half of housing stock, but the 3-mile radius shows a deeper renter base, suggesting demand from both workforce and professional households. These dynamics, combined with above-median amenities and solid schools, support a balanced commercial real estate analysis focused on durable demand rather than outsized growth bets.
Safety conditions are mixed and should be underwritten conservatively. The neighborhood 7s crime rank sits in the lower half of Laredo 7s 63 neighborhoods, indicating relatively higher reported incidents versus the metro average, and national percentiles point to below-median safety compared with neighborhoods nationwide. However, recent trend data from WDSuite indicates year-over-year declines in both violent and property offense rates, which is a constructive directional signal.
Investors should consider practical measures such as lighting, access controls, and partnership with local patrol resources to support resident experience and retention. Framing the area comparatively, it is not among the top-performing safety cohorts locally, but the improving trend helps mitigate risk if paired with proactive property management.
Nearby employers provide a commuting base that can support renter demand and lease retention, notably in automotive components manufacturing.
- BorgWarner automotive components (3.9 miles)
This 49-unit asset is positioned in a high-performing suburban pocket where neighborhood-level occupancy is around the metro median and trending steady. Household counts within a 3-mile radius have increased, and forecasts point to continued household growth with smaller average household sizes, expanding the renter pool and supporting occupancy stability. Elevated ownership costs relative to incomes in the neighborhood reinforce reliance on rental housing, allowing for disciplined pricing without overextending affordability.
Based on CRE market data from WDSuite, local amenities and school quality rank above much of the metro, while median neighborhood rents remain moderate by national standards. Together, these fundamentals suggest durable demand with operational upside through targeted unit optimization and leasing management, balanced against the need for prudent security measures and resident-experience investments.
- Stable neighborhood occupancy near metro median supports consistent leasing
- 3-mile household growth and smaller household sizes expand renter pool
- Above-median amenities and strong local schools aid retention and pricing power
- Moderate neighborhood rents by national context allow disciplined rent setting
- Risk: Crime metrics sit below national medians; proactive security and management are advisable