| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Good |
| Demographics | 64th | Best |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4863 Fm 482, New Braunfels, TX, 78132, US |
| Region / Metro | New Braunfels |
| Year of Construction | 2001 |
| Units | 51 |
| Transaction Date | 1990-05-31 |
| Transaction Price | $825,000 |
| Buyer | SCHUMACHER RAY |
| Seller | SCHUMACHER BENJAMIN G |
4863 FM 482, New Braunfels TX Multifamily Investment
Suburban New Braunfels location with steady renter demand and near-metro positioning, according to WDSuites CRE market data. Neighborhood occupancy trends and income depth point to durable leasing with prudent asset management.
This suburban pocket of New Braunfels rates B+ and is competitive among San AntonioNew Braunfels neighborhoods (ranked 183 of 595), offering a balanced mix of livability and investment fundamentals. Neighborhood schools sit in the upper tier nationally, supporting family-oriented renter appeal, while local retail and cafes are limited within the immediate area, making onsite conveniences and quick highway access more important to residents.
Renter-occupied housing in the neighborhood is lower than the metro median, but the 3-mile radius shows a larger renter base, which broadens the tenant pool for multifamily assets and can support occupancy stability. Median asking rents in the neighborhood are around the middle of national distributions, aligning with workforce demand and lease retention rather than top-of-market pricing. Housing stock skews early-2000s; with the property built in 2001 and the neighborhood average near 2003, modernization can help maintain competitive positioning against newer product.
Within a 3-mile radius, recent population and household growth has been strong, and forecasts indicate further expansion, suggesting a larger tenant base over the next several years. Household incomes in the area trend above national norms, and the rent-to-income profile signals manageable affordability pressure, aiding renewal probability and reducing turnover risk.
Amenities are thinner than urban cores (few parks, limited cafes), but grocery and pharmacy access are serviceable relative to similar suburban locations. For investors, this points to a resident profile prioritizing space, schools, and commute access over walkable retail. These dynamics are consistent with what multifamily property research would expect for a suburban growth corridor in the San AntonioNew Braunfels region.
Safety indicators for the neighborhood track close to national midpoints overall, with property crime levels comparing somewhat more favorably than violent crime when benchmarked nationally. Recent trend data show a modest decline in property offenses year over year alongside a small uptick in violent incidents. This mixed picture suggests standard risk management and lighting/security enhancements can be effective mitigants in a suburban context.
Relative to the San AntonioNew Braunfels metro (595 neighborhoods), crime rankings place the area around the metro middle rather than the extremes. For underwriting, this supports conservative assumptions on loss, while emphasizing routine operational measures and community engagement to sustain resident confidence.
Nearby corporate employment anchors offer commute-friendly options that support renter demand and lease retention, led by Cst Brands, Andeavor, iHeartMedia, and the USAA campus.
- Cst Brands corporate offices (14.9 miles) HQ
- Andeavor corporate offices (17.2 miles) HQ
- Iheartmedia corporate offices (21.6 miles) HQ
- Usaa Ops Building corporate offices (25.3 miles)
- Usaa corporate offices (25.3 miles) HQ
4863 FM 482 offers a suburban San AntonioNew Braunfels positioning with a renter base supported by above-average incomes and ongoing household growth within a 3-mile radius. Neighborhood occupancy sits in a manageable range, and median rents align with workforce demand, favoring renewal performance over aggressive rent push. Built in 2001, the asset is slightly older than the surrounding early-2000s stock, creating a clear path for targeted value-add and systems modernization to reinforce competitiveness.
According to CRE market data from WDSuite, local home values and rent-to-income dynamics point to sustained reliance on quality rental options, while school ratings trend above national midpoints, helping stabilize family-oriented demand. The trade-off is thinner walkable amenities and mixed but middle-of-the-pack safety readings, which argue for operational focus on curb appeal, security, and resident services rather than lifestyle retail.
- Suburban growth node with expanding 3-mile tenant base supporting occupancy stability.
- Workforce-aligned rent levels and above-average incomes aid lease retention and pricing resilience.
- 2001 vintage creates value-add and modernization opportunities against early-2000s comparables.
- Proximity to major corporate campuses underpins weekday demand and commute convenience.
- Risks: limited walkable amenities and mixed safety trends require ongoing operational focus.