| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 66th | Best |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 705 Village Way, New Braunfels, TX, 78130, US |
| Region / Metro | New Braunfels |
| Year of Construction | 2003 |
| Units | 118 |
| Transaction Date | 2015-02-27 |
| Transaction Price | $12,125,000 |
| Buyer | Meagher Family Trust |
| Seller | I & R Partners Cotton Crossing, LLC |
705 Village Way New Braunfels Multifamily Investment
Positioned in an inner-suburban pocket of New Braunfels with strong daily-needs access and top-quartile safety, the asset benefits from steady renter demand according to WDSuite’s CRE market data. The location supports durable operations for a mid-sized community while allowing for targeted value-add to enhance competitiveness.
This inner-suburb of New Braunfels is competitive among San Antonio–New Braunfels neighborhoods (19th of 595) and sits in the top quartile nationally on several convenience metrics, reinforcing location fundamentals for renters. Dining density and daily services test above national norms (restaurants and pharmacies both strong), while grocery access is also above average; café density is thinner, which may modestly limit lifestyle appeal for some tenants.
Within a 3-mile radius, population and household counts have grown meaningfully over the last five years, and projections indicate further household growth with smaller average household sizes. For multifamily owners, that points to a larger tenant base and supports occupancy stability over time as more renters enter the market.
Tenure patterns within a 3-mile radius show about half of housing units are renter-occupied, indicating a deep pool of prospective tenants and a stable base for lease retention. Neighborhood rents sit above national medians, while the rent-to-income profile indicates manageable affordability pressure, which can aid renewal capture and limit turnover friction.
Home values in the neighborhood are elevated relative to incomes (above the national median on value-to-income), which tends to sustain reliance on rental options and can support pricing power for well-positioned properties. The neighborhood’s overall rating is strong, though occupancy at the neighborhood level trails national norms, suggesting owners should emphasize leasing management and community programming to maintain velocity.
Safety indicators compare favorably: the neighborhood scores in a high national percentile for safety, placing it in the top quartile of neighborhoods nationwide. According to WDSuite’s CRE market data, estimated violent and property offense rates have trended down over the past year, which supports renter appeal and residency duration.
While safety conditions are positive in a national context, conditions can vary block to block and over time. Owners should continue standard security measures and visibility with local policing programs to preserve leasing momentum.
- CST Brands — corporate offices (20.7 miles) — HQ
- Andeavor — energy (23.1 miles) — HQ
- iHeartMedia — media (28.1 miles) — HQ
- USAA Ops Building — financial services offices (31.5 miles)
- USAA — financial services (31.5 miles) — HQ
Built in 2003 with 118 units averaging 859 square feet, the property offers a mid-sized footprint and competitive unit livability. The neighborhood performs well on daily-needs access and national safety comparisons, supporting retention and steady leasing. Relative to a newer local average vintage, this asset is modestly older, which creates a practical path for selective renovations and systems updates to drive rent premiums and reduce future capital surprises. According to commercial real estate analysis from WDSuite, local home values are elevated versus incomes, which tends to reinforce renter demand for well-operated multifamily communities.
Household and population growth within a 3-mile radius expand the renter pool, while a renter-occupied share near half signals depth for ongoing demand. The main watchpoint is neighborhood occupancy that trails national levels, making focused leasing execution and competitive amenity positioning important to sustain performance.
- Inner-suburban location with strong daily-needs access and top-quartile safety supports renter appeal
- 2003 vintage allows targeted value-add and modernization to lift rents and reduce near-term CapEx uncertainty
- Population and household growth within 3 miles expand the tenant base and support occupancy stability
- Elevated ownership costs relative to incomes can sustain demand for quality rentals and aid pricing power
- Risk: neighborhood occupancy below national norms requires disciplined leasing and amenity positioning