| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Best |
| Demographics | 64th | Best |
| Amenities | 51st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 101 Glenbrook Dr E, New Braunfels, TX, 78130, US |
| Region / Metro | New Braunfels |
| Year of Construction | 1981 |
| Units | 50 |
| Transaction Date | 2015-03-31 |
| Transaction Price | $2,550,000 |
| Buyer | HCS 502 LLC |
| Seller | RMI Village Circle Apartments, LLC, Corporation, RMI Village Circle Apartments, LLC, PriceCash Equivalent Price/sf |
101 Glenbrook Dr E, New Braunfels Multifamily Investment
Stabilized neighborhood occupancy and a deep renter base support consistent leasing, according to WDSuite’s CRE market data, with pricing power shaped by moderate ownership costs and above-metro school quality.
Located in New Braunfels within the San Antonio–New Braunfels metro, the neighborhood is rated A and ranks 65th among 595 metro neighborhoods—firmly above the metro median. Restaurants are dense (92nd percentile nationally), with everyday needs like grocery and pharmacy access tracking above national midpoints; cafes and parks are thinner, which modestly limits lifestyle appeal compared with top-tier urban nodes.
Neighborhood occupancy sits in the low-to-mid 90s and is above the national midpoint, signaling steady absorption and lease retention at the submarket level (neighborhood metric, not property). Renter-occupied share is substantial at roughly two-fifths of housing units and falls in a high national percentile, indicating a reliable tenant pool and multifamily demand depth.
School quality ranks near the top locally and sits in the top quartile nationally, a family-friendly indicator that can support longer tenures. Median contract rents in the area benchmark around the upper national midrange, and rent-to-income conditions are comparatively manageable, which can help stabilize renewals without overextending affordability.
Within a 3-mile radius, population and households have expanded meaningfully over the past five years, with forecasts pointing to further household growth through the next cycle. This expansion translates into a larger tenant base and supports occupancy stability. Median home values are higher than national midpoints but remain accessible enough that rentals compete on convenience and flexibility rather than pure cost; for investors, this typically reinforces demand for well-located, professionally managed units.
The asset’s 1981 vintage is older than the neighborhood’s average construction year (1995). That age profile suggests planning for selective capital projects and positions the property for value-add upgrades that can tighten competitiveness against newer stock.
Safety signals are mixed and should be evaluated in context. Within the San Antonio–New Braunfels metro, the neighborhood’s crime ranking is 60th out of 595 neighborhoods, indicating higher reported incidents relative to many local peers. Nationally, however, composite safety measures track modestly above average.
Violent offense metrics sit in a stronger national position (roughly upper-third nationally), and property offense indicators are comparatively favorable (top quartile nationally). Recent year changes show some volatility in property offense readings; investors should consider trend monitoring and routine property-level security measures as part of asset management.
Regional employment anchors within commute range support renter demand and lease retention, led by headquarters and large office operations in San Antonio. Key nearby employers include CST Brands, Andeavor, iHeartMedia, USAA Ops Building, and USAA.
- Cst Brands — corporate offices (20.8 miles) — HQ
- Andeavor — corporate offices (23.1 miles) — HQ
- Iheartmedia — corporate offices (27.9 miles) — HQ
- Usaa Ops Building — corporate offices (31.5 miles)
- Usaa — corporate offices (31.5 miles) — HQ
This 50-unit asset at 101 Glenbrook Dr E benefits from neighborhood fundamentals that are competitive within the San Antonio–New Braunfels metro. Occupancy at the neighborhood level is solid and renter-occupied share is elevated, supporting a dependable tenant base and steady leasing. According to CRE market data from WDSuite, area schools score near the top locally and in the top quartile nationally, and everyday retail access is adequate, with strong restaurant density bolstering livability.
Built in 1981, the property is older than the neighborhood average. That vintage profile creates a clear value‑add path through targeted renovations and systems upgrades to enhance positioning versus 1990s and newer stock. Within a 3-mile radius, recent and forecast household growth expands the renter pool, while rent-to-income conditions remain comparatively manageable—factors that can support occupancy stability and renewal velocity. Key watch items include local crime readings relative to the metro and lighter park/cafe amenities.
- Competitive neighborhood standing within the metro supports steady demand and leasing
- Elevated renter-occupied share signals depth of tenant base for multifamily
- 1981 vintage offers value-add upside through targeted renovations and capex planning
- 3-mile household growth and manageable rent-to-income support occupancy stability
- Risks: higher relative crime ranking within the metro and thinner park/cafe amenities