| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 45th | Fair |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 119 Circle Ct, Pleasanton, TX, 78064, US |
| Region / Metro | Pleasanton |
| Year of Construction | 1986 |
| Units | 36 |
| Transaction Date | 2023-02-01 |
| Transaction Price | $3,724,000 |
| Buyer | FHB TX INVESTMENTS LLC |
| Seller | DUNN PETER S |
119 Circle Ct Pleasanton TX Multifamily Investment
Neighborhood occupancy is competitive among San Antonio–New Braunfels submarket peers and renter affordability is strong, supporting retention and steady lease-up, according to CRE market data from WDSuite.
Pleasanton’s 119 Circle Ct sits in a rural neighborhood rated C+ where overall occupancy is above the national median and competitive among San Antonio–New Braunfels neighborhoods (ranked 213 of 595). For investors, this points to a baseline of demand that can help stabilize collections through cycles.
The area skews more owner-occupied, with renter-occupied housing below the metro median (low renter concentration). That dynamic can limit the immediate depth of the tenant pool, but it often supports longer stays for renters who value fewer multifamily options and quieter settings, aiding lease retention.
Within a 3-mile radius, households have risen while population has edged down, indicating smaller household sizes and a shifting mix that can still expand the renter pool for appropriately sized units. Median household incomes in the neighborhood test above many U.S. areas, and the rent-to-income profile is favorable, reinforcing occupancy stability rather than near-term pricing pressure.
Amenities are limited locally (few cafes, parks, and childcare options per square mile), and average school ratings trend below the national median, which may narrow appeal for some family renters. On the cost side, elevated local home values relative to incomes are moderate by national standards, which can sustain rental housing reliance without significantly eroding the path to ownership for higher-earning households.
The property’s 1986 vintage is slightly older than the neighborhood’s average construction year of 1988, suggesting routine capital planning and selective value-add upgrades could enhance competitiveness against newer stock while managing long-term systems.
Comparable crime benchmarks for this specific neighborhood were not available in the current dataset. Investors typically contextualize safety by reviewing multi-year trends at the city and county level, then comparing those patterns to nearby neighborhoods in the San Antonio–New Braunfels metro to gauge relative conditions and trajectory.
Standard practice includes validating on-the-ground conditions through local law enforcement summaries and property-level incident histories to understand any block-to-block variation that broader indices may not capture.
Regional employment anchors within commuting range include media and large financial services headquarters, along with energy. These employers support a stable renter base that values predictable commutes and long-tenured jobs.
- Iheartmedia — media (36.7 miles) — HQ
- Usaa — financial services (39.6 miles) — HQ
- Usaa Ops Building — operations (39.8 miles)
- USAA Federal Savings Bank — banking (40.0 miles)
- Valero Energy — energy (43.5 miles) — HQ
This 36-unit, 1986-vintage asset benefits from neighborhood occupancy that is competitive within the San Antonio–New Braunfels metro and strong renter affordability, supporting tenant retention. The location’s lower renter concentration suggests a thinner immediate pool, yet it can translate to steadier occupancy where product quality and management execution are consistent. Based on CRE market data from WDSuite, nearby households are increasing even as household sizes trend smaller within a 3-mile radius, which can sustain demand for well-positioned multifamily units.
Given its slightly older vintage relative to local stock, targeted value-add—interior updates, common-area refresh, and systems planning—can improve competitive standing without assuming new-build cost bases. Limited local amenities and below-median school ratings warrant conservative underwriting on lease-up velocity, but commuter access to large regional employers underpins income stability.
- Competitive neighborhood occupancy supports baseline stability
- Favorable rent-to-income dynamics bolster retention and collections
- Value-add potential from 1986 vintage through targeted renovations
- Commutable access to major employers supports leasing consistency
- Risks: lower renter concentration, limited nearby amenities, and below-median school ratings