| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 53rd | Good |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 795 Interstate 35 S, New Braunfels, TX, 78130, US |
| Region / Metro | New Braunfels |
| Year of Construction | 1978 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
795 Interstate 35 S New Braunfels Multifamily Investment
Neighborhood fundamentals around 795 Interstate 35 S show steady renter demand and occupancy stability at the neighborhood level, according to WDSuite’s CRE market data. With a 60-unit footprint in a growth corridor, the asset sits in a submarket where household expansion supports leasing resilience.
The property is located in a suburban node of New Braunfels within the San Antonio–New Braunfels metro that scores A- overall and ranks 122 out of 595 metro neighborhoods, placing it above the metro median. Local amenity access is serviceable for daily needs: grocery density tracks in the top quartile nationally, and pharmacy access is similarly strong, while parks and cafes are limited. Average school ratings are around the national median-to-above range for comparable neighborhoods, which can aid renter retention for family-oriented units.
At the neighborhood level, occupancy trends remain competitive among San Antonio–New Braunfels neighborhoods and above national midline, which supports cash flow durability. Median contract rents in the immediate area sit below large coastal markets, helping maintain a manageable rent-to-income profile that can reduce near-term affordability pressure while moderating pricing power. This balance aligns with investor expectations flagged in WDSuite’s commercial real estate analysis for suburban Texas submarkets.
Within a 3-mile radius, population grew 17.5% over the last five years and is projected to expand further by 23.8% over the next five, with households up 24.8% historically and forecast to rise substantially. Household sizes are trending smaller, which typically supports a larger tenant base for one- and two-bedroom product and can help stabilize occupancy. Median and mean household incomes have increased materially, expanding the local spend capacity that underpins rent collections.
Tenure patterns within 3 miles show roughly 34.7% of housing units are renter-occupied, indicating a moderate renter concentration that provides depth without oversaturation. Neighborhood housing stock skews newer on average (early 1990s), while the subject’s 1978 vintage is older, suggesting potential value-add through common-area and systems modernization alongside targeted in-unit upgrades. Elevated home values relative to incomes are mid-pack for the metro, which tends to sustain reliance on rental options and can support lease retention in stable economic periods.
Safety indicators in the neighborhood compare favorably to national norms on violent incidents, with national percentiles pointing to a safer-than-average profile. Property-related offenses have shown recent year-over-year variability, so investors should underwrite with conservative assumptions for security measures and insurance while recognizing the broader trend remains around or better than national midline for overall safety.
Within the San Antonio–New Braunfels metro context, this area performs competitively among peer neighborhoods. As always, block-level conditions can vary; investors should pair metro- and neighborhood-level readings with site inspections and recent incident trends to calibrate operating expenses and risk management.
Proximity to major employers anchors the local renter base with a diverse mix of energy, media, and financial services roles, supporting commute convenience and leasing stability. Notable nearby employers include CST Brands, Andeavor, iHeartMedia, and USAA’s operations and headquarters.
- CST Brands — convenience retail & energy (18.6 miles) — HQ
- Andeavor — refining & marketing (20.9 miles) — HQ
- iHeartMedia — media (25.4 miles) — HQ
- USAA Ops Building — financial services operations (29.1 miles)
- USAA — financial services (29.1 miles) — HQ
This 60-unit, 1978-vintage asset sits in an A- rated suburban neighborhood that ranks above the metro median, combining steady neighborhood occupancy with a renter base supported by strong household growth within a 3-mile radius. The older vintage relative to nearby stock (which skews early 1990s) points to clear value-add pathways through exterior, common-area, and in-unit modernization that can enhance competitiveness against newer product.
Population and household expansion, rising incomes, and mid-range ownership costs reinforce a durable tenant base and support stable collections; forward rent projections in the area suggest room for revenue optimization without overreliance on aggressive rent lifts, based on CRE market data from WDSuite. Key underwriting considerations include capex planning consistent with a late-1970s build and prudent assumptions around security and insurance given recent variability in property-related offenses.
- Above-median neighborhood rating with competitive occupancy supports cash flow stability.
- 1978 vintage offers value-add potential via targeted renovations to compete with newer stock.
- 3-mile radius shows strong population and household growth, expanding the renter pool.
- Ownership costs mid-pack for the metro reinforce sustained reliance on rental housing.
- Risks: capex for aging systems and security/insurance assumptions due to property crime variability.