| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 47th | Fair |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1045 Sanger Ave, New Braunfels, TX, 78130, US |
| Region / Metro | New Braunfels |
| Year of Construction | 1997 |
| Units | 48 |
| Transaction Date | 2017-12-27 |
| Transaction Price | $3,796,300 |
| Buyer | MILL BRIDGE MFAP L L C |
| Seller | MILL BRIDGE ASSOCIATES LTD |
1045 Sanger Ave, New Braunfels Multifamily Investment
Steady 3-mile household growth and a deep local service economy point to durable renter demand, according to WDSuite’s CRE market data. Positioning and operations will matter more than timing here, with demand supported by a high-amenity suburban setting.
New Braunfels’ suburban pocket around 1045 Sanger Ave benefits from strong daily-life convenience: restaurants and cafes are top quartile nationally, and grocery access also outperforms most U.S. neighborhoods. This concentration of amenities supports leasing velocity and reduces friction for residents who value short-trip errands.
Neighborhood quality is rated B+ and is competitive among San Antonio–New Braunfels neighborhoods, yet local occupancy (neighborhood measure, not the property) trends below the metro median among 595 neighborhoods. For investors, this suggests that asset-specific execution—unit finishes, management, and pricing—will be pivotal to sustain occupancy stability versus relying solely on submarket tailwinds.
The asset’s 1997 vintage is slightly newer than the neighborhood’s average construction year. That positioning can provide a competitiveness edge versus older stock, while still warranting capital planning for aging systems and targeted modernization to support rent attainment.
Within a 3-mile radius, population growth over the last five years and a notable increase in households indicate a larger tenant base, with smaller average household sizes pointing to continued multifamily need. The share of housing units that are renter-occupied is meaningful in this radius, supporting depth of tenant demand without overreliance on any one cohort. Elevated home values versus national midpoints reinforce reliance on rental options, which can aid retention and pricing discipline for well-managed properties.
Safety indicators are mixed in a way investors should contextualize. Violent-offense levels compare favorably—effectively top quartile nationally—while property-offense metrics indicate a recent year-over-year uptick even as overall positioning remains comparatively solid versus many U.S. neighborhoods. These are neighborhood-level signals, not property-specific, and they should be balanced against onsite security, lighting, and management practices.
Proximity to established corporate employers underpins a broad white-collar and service-oriented renter base, supporting commute convenience and leasing stability. Notable nearby employers include CST Brands, Andeavor, iHeartMedia, USAA, and Valero Energy.
- Cst Brands — corporate offices (19.5 miles) — HQ
- Andeavor — energy corporate offices (21.8 miles) — HQ
- Iheartmedia — media corporate offices (26.4 miles) — HQ
- Usaa Ops Building — financial services operations (30.1 miles)
- Usaa — financial services (30.1 miles) — HQ
- Valero Energy — energy corporate offices (30.8 miles) — HQ
This 48-unit, 1997-vintage property sits in a high-amenity suburban node where restaurants, cafes, and grocery options outperform national medians—factors that typically aid leasing and day-to-day resident satisfaction. Within a 3-mile radius, population gains alongside a larger household base point to renter pool expansion, while elevated ownership costs relative to national midpoints help sustain reliance on multifamily housing. According to CRE market data from WDSuite, neighborhood occupancy (neighborhood measure, not the property) trails the metro median, placing greater emphasis on asset-specific execution to capture demand and support stabilized performance.
Given the slightly newer-than-average vintage relative to the area, targeted renovations and system updates can sharpen competitive positioning without the full capital intensity of older stock. The nearby employment base across energy, media, and financial services adds breadth to demand drivers and supports retention when paired with disciplined lease management.
- High-amenity location supports leasing velocity and resident convenience.
- 3-mile population and household growth expand the tenant base, aiding occupancy stability.
- 1997 vintage offers a competitive edge versus older stock with manageable modernization needs.
- Diverse nearby employers (energy, media, financial services) broaden demand and support retention.
- Risk: neighborhood occupancy trends below metro medians require strong management, pricing discipline, and targeted upgrades to achieve stabilization.