| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Poor |
| Demographics | 8th | Poor |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1554 Combes St, San Benito, TX, 78586, US |
| Region / Metro | San Benito |
| Year of Construction | 1982 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1554 Combes St, San Benito TX multifamily investment
Neighborhood occupancy sits at 93.8%—a competitive standing locally—suggesting stable renter demand around the asset, according to WDSuite s CRE market data.
Located in an inner-suburban pocket of the Brownsville Harlingen metro, the surrounding neighborhood is rated C- and ranks 119 out of 133 metro neighborhoods. While that places it below the metro median overall, investors should note that neighborhood occupancy ranks 43 of 133 (Competitive among Brownsville Harlingen neighborhoods) and is in the 64th percentile nationally, pointing to steady leasing fundamentals at the neighborhood level.
Renter-occupied housing represents 30.5% of units in the neighborhood (rank 52 of 133 Competitive among Brownsville Harlingen neighborhoods; 68th percentile nationally). For multifamily owners, that renter concentration supports a consistent tenant base and can help underpin occupancy stability over time.
Amenity access is mixed. Park density ranks 5 of 133 and sits in the 94th percentile nationally a top-quartile strength that benefits resident livability. By contrast, on-neighborhood counts for groceries, pharmacies, restaurants, cafés, and childcare rank at the bottom of the metro set, indicating most daily needs are met along nearby corridors rather than within the immediate blocks.
Median home values in the neighborhood are relatively low at $53,917 (1st percentile nationally). In investor terms, a more accessible ownership market can introduce competition with renting at certain price points, so rent positioning and value proposition (unit finish, management, utilities, or amenities) become important for retention and pricing power. Average school ratings trend lower (1.0 out of 5; rank 77 of 133, 15th percentile nationally), which may influence household targeting and unit-mix strategy more than core workforce demand.
Within a 3-mile radius, demographics indicate a modest population contraction over the last five years alongside a 2.5% increase in households and smaller average household sizes. Looking ahead, WDSuite data projects households to continue rising with a higher share of renter households, supporting a larger tenant base even if population remains roughly flat.
Comparable neighborhood-level crime metrics are not available in this dataset from WDSuite for this location. Investors typically contextualize safety by reviewing multi-year city and police reports, metro benchmarking, and property-level incident logs to understand trends rather than single-year snapshots.
Given limited block-level specificity, prudent underwriting pairs regional trend reviews with on-the-ground diligence (daypart visits, lighting and access audits, and resident feedback) to assess conditions that can influence leasing velocity and retention.
The area draws from a varied employment base that supports workforce renter demand, with proximity to telecom services, parcel logistics, and commercial printing operations noted below.
- Dish Network telecom services (4.8 miles)
- United Parcel Service parcel logistics (34.9 miles)
- R R Donnelley & Sons commercial printing (38.5 miles)
Built in 1982, the 44-unit property is newer than the neighborhood s average vintage (1966), offering a relative edge versus older stock while still warranting capital planning for aging systems and selective modernization. Neighborhood occupancy at 93.8% is competitive within the metro and above the national median, which, according to CRE market data from WDSuite, supports an underwriting case for stable leasing in this submarket.
Within a 3-mile radius, households have grown even as population edged down, and projections indicate further increases in household counts alongside a higher share of renter households. That dynamic can expand the tenant base and support occupancy, especially for efficiently sized units positioned to compete on value. The ownership market with relatively low home values may create some competition at the margin, so rent strategy and resident experience are key to sustaining pricing and retention.
- Competitive neighborhood occupancy supports leasing stability
- 1982 vintage offers positioning versus older stock with targeted value-add potential
- 3-mile household growth and rising renter share indicate a deeper tenant base
- Proximity to regional employers underpins workforce renter demand
- Risks: limited on-neighborhood retail/amenities and low school ratings may require sharper rent positioning