| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Best |
| Demographics | 75th | Best |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2265 Goodwin Ln, New Braunfels, TX, 78130, US |
| Region / Metro | New Braunfels |
| Year of Construction | 2013 |
| Units | 80 |
| Transaction Date | 2008-01-02 |
| Transaction Price | $1,614,600 |
| Buyer | NEW BRAUNFELS 306 PARTNERS LP |
| Seller | C L GROTE LTD |
2265 Goodwin Ln, New Braunfels Multifamily Investment
Neighborhood occupancy is elevated and rents trend toward the higher end of the metro, according to WDSuite s CRE market data, supporting steady cash flow potential for a well-run asset. Strong local incomes and an A- neighborhood rating further point to durable renter demand.
This suburban location in New Braunfels benefits from high neighborhood occupancy and solid renter demand fundamentals. Neighborhood occupancy ranks in the upper tier of the metro (61 out of 595 neighborhoods) and sits in the 94th percentile nationally, indicating limited vacancy risk relative to many U.S. submarkets. Median contract rents in the neighborhood skew higher (83rd percentile nationally), which suggests pricing power for quality assets while reinforcing the need for effective lease management.
Schools score well (average rating 4.5/5 and 94th percentile nationally), a factor that can enhance retention among family renters. Amenity density is modest locally (restaurants and groceries near metro midrange; limited parks, cafes, and pharmacies), so investors should underwrite convenience as adequate but car-oriented rather than walkable. Home values are elevated versus national norms, which tends to sustain reliance on multifamily housing and support lease stability.
Within a 3-mile radius, demographics show robust growth: population and household counts expanded over the past five years, with households rising faster than population, indicating smaller household sizes and a larger renter pool. Income levels within this radius have climbed meaningfully, supporting rent collections and absorption. Forward-looking projections through 2028 point to continued population and household growth, which should widen the tenant base and help support occupancy stability.
Vintage and unit mix matter: the property s 2013 construction is newer than much of the national stock and only slightly older than the neighborhood average (2015), offering competitive positioning with potential for targeted mid-life upgrades over the hold period. The neighborhood s renter-occupied share is moderate, while the 3-mile area shows a deeper renter base, which together suggests steady demand for professionally managed apartments. These dynamics align with insights from WDSuite s multifamily property research and are consistent with competitive suburban submarkets in the San Antonio New Braunfels MSA.
Safety indicators are mixed but broadly competitive compared with national benchmarks. Neighborhood crime levels land around the middle of U.S. neighborhoods overall (45th percentile nationally), while property offense rates track better than average (approximately the 63rd percentile nationally). Violent offense measures sit near the national midrange (about the 54th percentile).
Recent trends show a modest improvement in property offenses year over year, alongside a noticeable uptick in violent offenses. Investors should treat security measures and lighting as standard best practices and monitor city and county reports for trend confirmation rather than block-level conclusions.
Regional employment anchors within commuting range help support renter demand and retention, including energy, media, and financial services employers such as CST Brands, Andeavor, iHeartMedia, USAA, and Valero Energy.
- CST Brands energy retail (21.6 miles) HQ
- Andeavor energy (24.0 miles) HQ
- iHeartMedia media (29.1 miles) HQ
- USAA Ops Building financial services (32.4 miles)
- USAA financial services (32.5 miles) HQ
2265 Goodwin Ln is an 80-unit, 2013-vintage asset positioned in a high-occupancy New Braunfels neighborhood where rents skew above national norms. Elevated neighborhood occupancy and a growing 3-mile renter pool point to steady leasing, while strong local incomes and high home values support sustained reliance on rental housing. According to CRE market data from WDSuite, the neighborhood s occupancy stands in the top tier nationally, and schools score well, both of which can aid retention and reduce turnover costs.
The vintage offers relatively modern systems with potential mid-life value-add targeted interior refresh and common-area updates can sharpen competitive positioning versus the slightly newer local stock. Underwriting should account for car-oriented convenience rather than walkability and maintain a prudent stance on security given mixed but generally competitive safety indicators.
- High neighborhood occupancy and above-average rents support cash flow durability
- 2013 vintage with mid-life renovation upside to enhance competitiveness
- 3-mile radius shows population and household growth, expanding the tenant base
- Strong local incomes and elevated ownership costs reinforce rental demand
- Risks: car-oriented amenity pattern and mixed safety trends warrant ongoing asset management