| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Best |
| Demographics | 15th | Poor |
| Amenities | 18th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1610 S Mechanic St, El Campo, TX, 77437, US |
| Region / Metro | El Campo |
| Year of Construction | 1976 |
| Units | 60 |
| Transaction Date | 2022-06-03 |
| Transaction Price | $3,553,760 |
| Buyer | ALI-VER MANAGEMENT SERIES LLC |
| Seller | VALLEJO PROPERTIES LLC |
1610 S Mechanic St, El Campo TX — Value-Add Multifamily
Neighborhood occupancy is exceptionally tight and has strengthened in recent years, according to WDSuite’s CRE market data, suggesting durable renter demand for well-managed workforce units. Relative affordability in the area supports retention and steady lease-up, though investors should underwrite to local income trends rather than metro averages.
El Campo’s neighborhood fundamentals point to steady renter demand with limited new supply pressure. The neighborhood’s occupancy rate ranks first among 22 metro neighborhoods and sits in the highest national percentile, indicating near-zero local vacancy; this metric reflects the neighborhood, not the property. Median asking rents in the neighborhood track below national norms (national percentile mid-30s), which can aid pricing power on renewals without overextending renters.
Amenity access is mixed: grocery availability is competitive (ranked 4th of 22 — above metro median) while cafes, parks, and childcare options are sparse locally. For investors, this typically supports a value proposition centered on convenience essentials rather than lifestyle amenities. El Campo’s rural setting often translates to car-oriented living and longer commutes; underwriting should focus on workforce stability and proximity to daily needs over transit-driven premiums.
Tenure dynamics show a modest share of renter-occupied housing in the neighborhood (about one-quarter), implying a smaller immediate renter pool than urban cores. However, within a 3-mile radius, the renter-occupied share is higher and population and household counts have grown over the past five years, with projections through 2028 pointing to further population growth. These trends expand the potential tenant base and can support occupancy stability for well-positioned assets.
Ownership costs in the neighborhood are relatively accessible versus national benchmarks (home values sit in the lower national percentiles). For multifamily investors, this means some competition from entry-level ownership, but it also suggests that rent-to-income levels are manageable (neighborhood rent-to-income around the upper-half nationally), which can support retention and reduce turnover costs when combined with pragmatic rent strategies.
Comparable crime statistics for this specific neighborhood are limited in WDSuite’s dataset, so investors should avoid block-level assumptions and instead benchmark trends against city and county sources. A practical approach is to review multi-year, jurisdiction-level trends and compare them with nearby neighborhoods to understand directional safety dynamics rather than rely on single-point estimates.
Built in 1976, this 60-unit asset presents clear value-add and capital planning angles relative to the area’s newer average stock, with potential to modernize interiors and systems to improve competitive positioning. Neighborhood occupancy ranks at the top of the El Campo metro’s 22 neighborhoods and is in the highest national percentile, supporting an underwriting case for stable physical occupancy at the neighborhood level (not a guarantee for the asset). According to commercial real estate analysis from WDSuite, local rents sit below national medians, which can aid renewal capture while maintaining affordability.
Within a 3-mile radius, recent growth in population and households and projections for continued expansion through 2028 indicate a larger tenant base over time. Balanced against these positives are a modest neighborhood renter concentration and relatively accessible home values, which can create ownership alternatives; thoughtful amenity upgrades and disciplined rent management can mitigate competitive pressures and support retention.
- Neighborhood occupancy is top among 22 metro neighborhoods and top-tier nationally, supporting leasing stability
- 1976 vintage offers value-add and system modernization upside versus newer area stock
- Below-national rent levels support renewal capture while maintaining renter affordability
- 3-mile population and household growth trend expands the prospective renter pool
- Risks: modest neighborhood renter concentration, accessible ownership alternatives, and ongoing capex requirements