| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 77th | Best |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 301 Castlewood Dr, New Braunfels, TX, 78130, US |
| Region / Metro | New Braunfels |
| Year of Construction | 1974 |
| Units | 80 |
| Transaction Date | 2006-04-11 |
| Transaction Price | $2,950,000 |
| Buyer | ARROWHEAD NB LP |
| Seller | GRUENEWOOD VILLA ASSOCIATES |
301 Castlewood Dr, New Braunfels Multifamily Investment
Neighborhood fundamentals point to steady renter demand and pricing supported by a high-cost ownership market, according to WDSuite’s CRE market data. The asset’s location in an inner-suburban pocket with strong amenities and schools positions it for durable occupancy alongside value-add potential.
The property sits in an Inner Suburb of New Braunfels within the San Antonio–New Braunfels metro where the neighborhood ranks 20 out of 595, signaling competitive positioning metro-wide and top-quartile performance nationally. Amenities are a local strength: restaurants and cafes score above national norms, and park access trends in the top quartile, supporting day-to-day livability attractive to renters.
School quality averages around 4 out of 5 and is top quartile nationally, which can reinforce family-oriented leasing and retention. Median contract rents in the neighborhood benchmark above the national median, while the rent-to-income ratio trends lower than many U.S. areas, suggesting manageable tenant affordability that can support renewal rates.
Ownership costs are elevated versus national benchmarks, with home values and value-to-income ratios in higher national percentiles. For investors, a high-cost ownership market tends to sustain reliance on rental housing, helping depth of the renter pool and pricing power over time.
Tenure patterns indicate a high renter concentration at the neighborhood level (renter-occupied share is elevated nationally), which points to a sizable tenant base for multifamily. At the same time, neighborhood occupancy runs below national averages, so thoughtful asset management, competitive finishes, and targeted leasing may be important to capture demand.
Within a 3-mile radius, demographics show recent population growth and a notable increase in households alongside smaller household sizes. Forecasts point to continued population and household expansion over the next five years, implying a larger tenant base and support for occupancy stability and rent growth, especially for well-maintained, efficiently sized units.
Vintage context matters here: the neighborhood’s average construction year trends newer (around 2010), while this asset was built in 1990. That age gap highlights potential value-add opportunities—modernizing interiors, common areas, and building systems—to compete effectively with newer stock and to drive rent premiums relative to current finishes.
Safety indicators are mixed. Relative to neighborhoods nationwide, property offense rates trend better than average and violent offense levels are also better than the U.S. midpoint. Within the San Antonio–New Braunfels metro, the neighborhood’s crime rank sits in the lower half (109 out of 595), indicating room for improvement compared with many peer subareas.
Recent year-over-year changes show volatility, with upticks in estimated offense rates. For investors, this suggests monitoring quarterly trends, coordinating with onsite security best practices, and emphasizing lighting and access controls during any renovations to support resident retention and leasing.
Proximity to regional corporate employers supports a broad renter base, with energy, media, and financial services roles within commuting range that can aid leasing stability and retention.
- CST Brands — convenience retail (17.7 miles) — HQ
- Andeavor — energy (20.0 miles) — HQ
- iHeartMedia — media (25.3 miles) — HQ
- USAA Ops Building — corporate offices (28.5 miles)
- USAA — insurance and financial services (28.6 miles) — HQ
Built in 1990 with 80 units, the asset offers value-add upside in a neighborhood that ranks competitively within the San Antonio–New Braunfels metro. According to CRE market data from WDSuite, the area combines strong amenities, top-quartile schools, and elevated ownership costs—factors that typically reinforce rental demand and support pricing. The property’s compact average unit size can align with shrinking household sizes within a 3-mile radius, offering efficient layouts for singles and downsizing households.
While neighborhood occupancy trends below national norms and recent safety metrics show some volatility, renter concentration is high and projected population and household growth within 3 miles indicate a growing tenant base. Strategic renovations—interiors, curb appeal, and building systems—can improve competitive positioning versus newer nearby stock and help stabilize leasing and renewals.
- Inner-suburban location with strong amenities and schools that support leasing fundamentals
- Elevated ownership costs locally help sustain reliance on rental housing and pricing power
- 1990 vintage presents a clear value-add pathway to compete with newer neighborhood stock
- Compact floor plans align with smaller household sizes within a 3-mile radius
- Risks: below-average neighborhood occupancy and recent safety volatility warrant proactive management