| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Good |
| Demographics | 62nd | Good |
| Amenities | 67th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 760 E Mather St, New Braunfels, TX, 78130, US |
| Region / Metro | New Braunfels |
| Year of Construction | 1996 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
760 E Mather St New Braunfels Multifamily Investment
The neighborhood shows a high renter-occupied share and improving occupancy momentum, according to WDSuite’s CRE market data, suggesting durable tenant demand for a well-located asset in New Braunfels.
Located in an Inner Suburb of the San Antonio–New Braunfels metro, the neighborhood rates A and places 37th out of 595 metro neighborhoods, indicating competitive fundamentals versus local peers. Parks access is a standout with one of the best park densities in the metro (ranked 5th of 595) and nationally in the 96th percentile, while grocery and pharmacy availability test above national medians. These amenities support day-to-day livability that can aid leasing and retention.
Schools average 4.0 out of 5 (28th of 595), placing the area in the top quartile metro-wide and the 84th percentile nationally—an advantage for family-oriented renters. Amenities overall rank 33rd of 595, reinforcing neighborhood convenience relative to the region. Cafés are sparse, but restaurants index above the national median, offering basic dining variety.
Renter concentration is elevated: the share of housing units that are renter-occupied ranks 76th of 595 and sits in the 92nd percentile nationally. For multifamily investors, this signals depth in the tenant base and potential demand stability. Neighborhood occupancy has risen over the last five years, though the current level remains below national medians; prudent underwriting should assume steady leasing efforts rather than automatic full stabilization.
Within a 3-mile radius, population and households have expanded, with households growing faster than population—reflecting smaller household sizes and a larger pool of prospective renters. Forward-looking data point to continued household growth, which can support occupancy and lease-up velocity. Median contract rents in the neighborhood sit around the national 63rd percentile, while rent-to-income ratios remain comparatively low (13th percentile nationally), a combination that can aid lease retention but may temper near-term pricing power. Median home values track close to national norms, so ownership remains accessible enough to compete at the margin; positioning and amenities will matter for resident retention.
The property’s 1997 vintage is slightly newer than the neighborhood average (1995). That recency supports relative competitiveness versus older local stock, while still warranting attention to aging systems and selective renovations for modernization and value-add.
Safety signals are mixed and should be framed comparatively. Overall crime ranks 72nd among 595 metro neighborhoods, placing the area around the middle of the pack locally and near the national midpoint (49th percentile). Violent offense rates index better than national averages (around the 60th percentile nationally), and recent trends show improvement with declines over the past year. Property offense rates test higher than national medians (about the 64th percentile nationally) and saw a recent uptick; investors should account for standard security measures and property management practices as part of operating plans.
Proximity to corporate offices in the San Antonio–New Braunfels corridor supports renter demand through commute convenience and a diversified employment base, led by energy, media, and financial services employers including CST Brands, Andeavor, iHeartMedia, and USAA.
- CST Brands — energy retail (19.7 miles) — HQ
- Andeavor — energy (22.0 miles) — HQ
- iHeartMedia — media (26.8 miles) — HQ
- USAA Ops Building — financial services operations (30.4 miles)
- USAA — financial services (30.4 miles) — HQ
This 72-unit asset at 760 E Mather St sits in a neighborhood that ranks competitively within the San Antonio–New Braunfels metro, with strong park access, solid schools, and a high share of renter-occupied housing units that deepen the tenant pool. Within a 3-mile radius, growth in households outpacing population suggests a larger renter base and supports occupancy stability. Neighborhood rents benchmark near national medians while rent-to-income levels remain comparatively modest; based on CRE market data from WDSuite, that mix can favor retention and steady cash flow over aggressive rent lifts.
Built in 1997—slightly newer than the local average—the property should compete well against older stock, with potential to capture value through targeted modernization of aging systems and finishes. Key considerations include active leasing to offset neighborhood occupancy that remains below national medians and prudent security/operations planning given mixed property-crime trends.
- High renter-occupied share indicates depth of tenant demand and potential leasing stability.
- Household growth within 3 miles expands the prospective renter base and supports occupancy.
- 1997 vintage offers relative competitiveness with value-add upside via selective modernization.
- Rents near national medians with comparatively modest rent-to-income ratios favor retention.
- Risks: neighborhood occupancy below national medians and elevated property-crime readings require active management.