| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 53rd | Good |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 349 Briarbend Dr, New Braunfels, TX, 78130, US |
| Region / Metro | New Braunfels |
| Year of Construction | 1986 |
| Units | 48 |
| Transaction Date | 2019-04-30 |
| Transaction Price | $3,983,800 |
| Buyer | BRIARBEND APTS LLC |
| Seller | NEWMAN JOEL |
349 Briarbend Dr, New Braunfels Value-Add Multifamily
Neighborhood occupancy is steady and local essentials are strong, according to WDSuite’s CRE market data, positioning this asset for durable renter demand with operational upside.
The property sits in a suburban pocket of New Braunfels with everyday conveniences that support renter retention. Neighborhood metrics show strong access to groceries and pharmacies (both above national medians), while restaurant density is also favorable; parks and cafes are limited, so on-site amenities and nearby trails or private greenspace can matter for competitiveness. Average school ratings in the area trend slightly above national norms, a consideration for tenant households.
For investors, the neighborhood’s occupancy is measured at the neighborhood level and sits above the metro median, suggesting demand stability relative to other parts of the San Antonio–New Braunfels region, per WDSuite. Renter-occupied share in the neighborhood is moderate, indicating a meaningful but not saturated renter base that can support leasing while limiting overexposure to transient turnover.
Housing stock in the surrounding neighborhood skews somewhat newer (early 1990s on average). With a 1986 vintage, this asset is slightly older than nearby stock, which can translate into value-add potential through selective renovations and building system updates to close the competitiveness gap. At the same time, neighborhood rents and the rent-to-income profile trend favorable for retention and measured pricing power rather than stretch-level affordability risk.
Demographics aggregated within a 3-mile radius indicate population and household growth over the last five years, with forecasts calling for further expansion and smaller average household sizes. That combination generally points to a larger tenant base and more renters entering the market, supporting occupancy stability over a multi-year hold, based on WDSuite’s commercial real estate analysis.
Neighborhood safety indicators compare reasonably well versus national benchmarks. Violent incident rates align above the national median, while property offense levels also trend better than typical U.S. neighborhoods. However, recent year-over-year readings show a noticeable uptick in property offenses, so prudent operators may consider lighting, access control, and resident engagement as part of risk management. All figures reflect neighborhood-level trends rather than property-specific conditions.
- Cst Brands — corporate offices (18.9 miles) — HQ
- Andeavor — corporate offices (21.3 miles) — HQ
- Iheartmedia — corporate offices (25.6 miles) — HQ
- Usaa — corporate offices (29.4 miles) — HQ
- Usaa Ops Building — corporate offices (29.4 miles)
A diversified set of regional corporate employers within commuting range underpins renter demand, supporting workforce housing dynamics and lease retention for residents with jobs across energy and financial services.
This 48-unit, 1986-vintage asset offers a practical value-add angle in a neighborhood where occupancy is measured at the neighborhood level and trends above the metro median, with everyday amenities that help sustain renter demand. Compared with nearby stock that averages early-1990s construction, targeted upgrades can enhance competitive positioning without overbuilding the scope. According to CRE market data from WDSuite, neighborhood rent-to-income levels suggest room for disciplined pricing while maintaining lease stability.
Within a 3-mile radius, population and households have been expanding and are projected to continue growing, with smaller household sizes pointing to a larger renter pool over time. Ownership costs in the area are moderate in a regional context, which can introduce some competition from for-sale options, but the convenience of nearby employers and daily-need amenities supports depth of demand for well-managed multifamily.
- Neighborhood occupancy above metro median supports baseline leasing stability
- 1986 vintage offers value-add and system modernization potential versus newer area stock
- 3-mile population and household growth indicate a larger tenant base over time
- Amenity access (groceries, pharmacies, dining) aids retention and day-to-day livability
- Risk: recent property offense uptick at the neighborhood level warrants routine security and OPEX planning