| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Best |
| Demographics | 43rd | Good |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 710 Alta Vista Dr, Laredo, TX, 78041, US |
| Region / Metro | Laredo |
| Year of Construction | 2006 |
| Units | 40 |
| Transaction Date | 2006-03-03 |
| Transaction Price | $1,678,800 |
| Buyer | FNG INVESTMENTS LTD |
| Seller | GUERRA MARK |
710 Alta Vista Dr, Laredo TX Multifamily Investment
Stable neighborhood occupancy and a deep renter base point to consistent leasing potential, according to WDSuite’s CRE market data. Newer vintage relative to local stock supports competitive positioning with pragmatic mid-life capital planning.
The immediate neighborhood carries a B+ rating (ranked 18 of 63 within the Laredo metro), indicating performance that is above the metro median and competitive among Laredo neighborhoods. Neighborhood multifamily occupancy is reported at 96.2%, suggesting steady absorption and day‑to‑day leasing stability based on CRE market data from WDSuite.
At the neighborhood level, the share of housing units that are renter‑occupied is elevated (ranked 9 of 63; high national standing), which signals a sizable tenant pool and supports demand durability for small and mid‑scale multifamily assets. Median contract rents are on the lower side for the region and have grown over the last five years, while the rent‑to‑income ratio of the area indicates manageable affordability pressure that can aid retention and limit turnover risk.
Livability signals are mixed: dining access is reasonable for the metro (restaurants rank 28 of 63) and grocery options are serviceable (35 of 63), but parks, cafes, and pharmacies are sparse in the immediate vicinity. Average school ratings are a relative strength, sitting in the top quartile nationally and ranking 6 of 63 locally, which can bolster family‑oriented renter demand.
Demographic statistics aggregated within a 3‑mile radius show a slight population dip in recent years but an increase in household counts, pointing to smaller average household sizes and a potentially broader renter pool. Looking ahead, forecasts indicate rising household and income levels over the next five years, which, if realized, would expand the local tenant base and support occupancy stability and rent growth management.
Safety indicators compare differently at the metro and national levels. Within the Laredo metro, the neighborhood’s crime rank (47 of 63) places it above the metro median. Nationally, however, overall safety sits below average (around the 30th percentile), indicating investors should underwrite conservative security and loss‑to‑lease assumptions.
Recent trend data provides nuance: violent incidents show a year‑over‑year decline that is stronger than many neighborhoods nationwide, while property crime remains elevated by national comparison. For investors, this supports a balanced approach—recognize local improvement momentum while maintaining prudent operating reserves for security measures.
Proximity to established employers supports day‑to‑day leasing by shortening commutes for a diversified workforce. The nearby industrial and corporate presence provides a steady base of tenants aligned with workforce housing.
- BorgWarner — automotive components (4.6 miles)
Built in 2006, the property is newer than the neighborhood’s average vintage, offering competitive positioning versus older stock while approaching mid‑life systems that warrant measured capital planning. Neighborhood occupancy near the mid‑90s and an above‑median metro rank suggest stable absorption dynamics, supported by a high renter concentration and accessible rent levels. According to WDSuite’s commercial real estate analysis, household growth in the surrounding 3‑mile radius alongside income gains broadens the tenant base and supports steady leasing.
Operationally, limited nearby parks and personal‑service amenities argue for modest on‑site enhancements to strengthen retention. Nationally weaker safety standing warrants ongoing security focus, but improving violent‑crime trends and steady neighborhood fundamentals provide a constructive backdrop for long‑term ownership.
- Newer 2006 vintage vs. local average supports competitive positioning with moderate mid‑life capex planning
- Above‑median neighborhood occupancy (metro rank 17 of 63) underpins leasing stability
- High renter concentration and accessible rents expand the tenant pool and aid retention
- 3‑mile household and income growth outlook supports demand depth and pricing flexibility over time
- Risks: fewer nearby amenities and below‑average national safety metrics—plan for on‑site activation and prudent security budget