| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Best |
| Demographics | 64th | Best |
| Amenities | 51st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 653 Loop 337, New Braunfels, TX, 78130, US |
| Region / Metro | New Braunfels |
| Year of Construction | 1985 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
653 Loop 337, New Braunfels TX — Value‑Add Multifamily Position
Neighborhood-level occupancy trends appear stable and competitive within the San Antonio–New Braunfels metro, according to WDSuite’s CRE market data, pointing to steady renter demand near key commuter corridors. The location’s balanced renter base and solid school scores provide a practical backdrop for income durability.
The property sits in an inner-suburb setting of New Braunfels with a mix of daily needs and dining options; restaurants are dense for the area (92nd percentile nationally), while grocery and pharmacy access track above typical U.S. neighborhoods. Parks and cafes are sparser, so the amenity mix leans toward essentials rather than lifestyle destinations.
Neighborhood schools average 4.0 out of 5 and rank 28th among 595 metro neighborhoods, placing local education quality in the top quartile nationally. For multifamily, strong schools can support family retention and reduce turnover risk, especially for workforce tenants prioritizing stability.
Occupancy in the neighborhood is strong at the metro level and competitive among San Antonio–New Braunfels neighborhoods (rank 185 of 595; above many peer areas), helping underpin cash flow consistency. Median rent levels and a rent-to-income ratio around 19% at the neighborhood level suggest manageable affordability pressure, which can support lease retention and measured pricing power.
Within a 3-mile radius, the population has grown and household counts have expanded, with forecasts indicating further population growth and a faster increase in households over the next five years. Average household size is projected to decline, implying more, smaller households and a larger tenant base for studios and smaller two-bed formats—factors that can support occupancy stability and broaden the renter pool, based on multifamily property research from WDSuite.
Tenure patterns within a 3-mile radius show roughly 43% of housing units are renter-occupied. This renter concentration provides depth to the tenant base, which is relevant for lease-up velocity and ongoing absorption across comparable assets.
Home values in the neighborhood have appreciated meaningfully in recent years and sit near the national upper-mid range, while the value-to-income ratio indicates a high-cost ownership market relative to local earnings. For investors, elevated ownership costs can reinforce reliance on multifamily housing, supporting demand, pricing discipline, and lease retention.
The average construction year in the neighborhood is 1995, while the property was built in 1985. Being older than nearby stock highlights potential value-add via interior renovations, systems modernization, and curb appeal upgrades to enhance competitive positioning against newer product.
Safety indicators for the neighborhood compare modestly better than average versus U.S. neighborhoods overall, with violent-offense measures tracking in a stronger national percentile and property-offense levels also reading comparatively favorable. These are area-level signals rather than property-specific assessments and can support resident retention and leasing if maintained or improved.
At the metro scale (San Antonio–New Braunfels), the neighborhood’s overall safety profile sits around the middle of the pack, and recent trend readings suggest incremental improvement year over year. Investors should underwrite standard security and lighting upgrades during renovations and monitor local trend data to maintain competitiveness.
Proximity to corporate offices across energy, media, and financial services supports commuter convenience and a diversified renter base. The following employers within regional commuting range contribute to stable demand for workforce and professional renters.
- CST Brands — fuel retail corporate offices (20.1 miles) — HQ
- Andeavor — energy corporate offices (22.5 miles) — HQ
- iHeartMedia — media corporate offices (27.2 miles) — HQ
- USAA Ops Building — financial services operations (30.8 miles)
- USAA — insurance & financial services (30.8 miles) — HQ
653 Loop 337 offers a practical value-add angle in a neighborhood that shows healthy renter demand, solid school quality, and occupancy that is competitive within the metro. Built in 1985, the asset is older than nearby stock, creating scope for targeted renovations and systems updates to close the gap with 1990s-vintage comparables and strengthen rent positioning. Elevated ownership costs in the area and manageable neighborhood rent-to-income levels support lease retention and measured rent growth.
Within a 3-mile radius, strong recent growth and forecasts for additional population and household increases point to a larger tenant base, while a trend toward smaller households can favor absorption of compact floor plans. According to CRE market data from WDSuite, neighborhood occupancy and school quality compare well against national benchmarks, reinforcing the long-term leasing narrative while leaving room for asset-level execution to drive returns.
- Competitive neighborhood occupancy and strong schools support retention and leasing
- 1985 vintage provides clear value-add and systems modernization potential
- Elevated ownership costs sustain renter reliance on multifamily, aiding pricing power
- Household growth and smaller household sizes expand the renter pool over time
- Risks: aging physical plant, uneven amenity mix (limited parks/cafes), and potential competition from rising for-sale tenure in parts of the metro