| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 33rd | Fair |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1475 Fern Ave, New Braunfels, TX, 78130, US |
| Region / Metro | New Braunfels |
| Year of Construction | 1985 |
| Units | 22 |
| Transaction Date | 2010-02-25 |
| Transaction Price | $1,029,600 |
| Buyer | SACATAR PROPERTIES LLC |
| Seller | B & C WILLIAMS PROPERTIES LTD |
1475 Fern Ave New Braunfels 22-Unit Apartment Investment
Neighborhood occupancy has held in the low-90s with a renter-occupied share above national norms, pointing to a durable tenant base according to WDSuite’s CRE market data.
Located in an Inner Suburb of New Braunfels within the San Antonio–New Braunfels metro, the area scores a B neighborhood rating and sits above the metro median (rank 247 among 595 neighborhoods). For daily needs, grocery, pharmacy, parks, and restaurant density trend in the 70s–80s national percentiles, while cafes and childcare are comparatively sparse. This mix supports day-to-day convenience without the premiums of core urban locations.
Occupancy for the neighborhood has been stable in recent years and currently sits in the low-90s, placing it around the national median. The share of housing units that are renter-occupied is above national norms (ranked in the upper third nationally), which suggests depth for multifamily demand and supports leasing stability.
The property’s 1985 vintage is older than the neighborhood’s average construction year (2004). For investors, that typically implies near- to medium-term capital planning for systems and common areas, alongside potential value-add or repositioning to improve competitiveness versus newer stock.
Within a 3-mile radius, population and household counts have expanded, with households outpacing population growth and average household size edging lower. This pattern generally broadens the renter pool and supports steady absorption. Home values in the neighborhood are relatively accessible compared with many U.S. areas, which can introduce some competition from ownership; however, relatively moderate rent-to-income levels locally can aid lease retention and reduce turnover risk.
Safety trends in this neighborhood trail national medians, and conditions are below the metro median among 595 San Antonio–New Braunfels neighborhoods. National percentiles indicate the area is not among the safer cohorts, so investors should underwrite with prudent security and loss-prevention assumptions consistent with similar Inner Suburb locations.
Recent estimates point to a year-over-year uptick in both property and violent offense rates locally. While block-level outcomes vary, monitoring trend direction and aligning operating budgets (lighting, access control, and resident engagement) with peer properties can help manage risk.
The broader commuter shed includes major energy, media, and financial services employers that anchor regional jobs and support renter demand through diverse white- and blue-collar roles: CST Brands, Andeavor, iHeartMedia, USAA, and Valero Energy.
- Cst Brands — energy/retail (18.8 miles) — HQ
- Andeavor — energy (21.2 miles) — HQ
- Iheartmedia — media (25.6 miles) — HQ
- USAA — financial services (29.4 miles) — HQ
- Valero Energy — energy (30.2 miles) — HQ
1475 Fern Ave offers a 22-unit scale in an Inner Suburb setting with day-to-day convenience and a tenant base supported by a renter-occupied share above national norms. Based on CRE market data from WDSuite, neighborhood occupancy has remained around the low-90s and has trended steady, which supports income durability with routine lease management. Within a 3-mile radius, population and household growth alongside smaller average household size point to ongoing renter pool expansion and absorption support.
Built in 1985, the asset is older than the neighborhood’s 2004 average, creating potential value-add and modernization upside, but also calling for disciplined capital planning. Relatively accessible ownership costs in the area can create competition with for-sale options, yet manageable rent-to-income levels locally help sustained retention and reduce turnover volatility.
- Stable neighborhood occupancy and renter depth support leasing durability
- 1985 vintage provides value-add potential alongside clear CapEx planning needs
- 3-mile population and household growth with smaller household size expands the tenant base
- Accessible ownership landscape may temper pricing power — focus on retention and operational execution
- Monitor local safety trends and budget for security/loss prevention consistent with peer assets