| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 33rd | Fair |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 845 S Business 35, New Braunfels, TX, 78130, US |
| Region / Metro | New Braunfels |
| Year of Construction | 1972 |
| Units | 50 |
| Transaction Date | 2014-09-17 |
| Transaction Price | $2,162,500 |
| Buyer | SA NB HIGHWAY PARTNERS LLC |
| Seller | EDELWEISS APARTMENTS LLC |
845 S Business 35 New Braunfels Value-Add Multifamily
1982 vintage in an Inner Suburb setting with a renter-occupied share that trends higher than many U.S. neighborhoods supports steady tenant depth, according to WDSuite’s CRE market data. Neighborhood occupancy sits around the national mid-range, suggesting durable demand with room for value-add to drive NOI.
Situated in New Braunfels within the San Antonio–New Braunfels metro, the neighborhood rates B and is classified as an Inner Suburb. Amenity access ranks in the top quartile among 595 metro neighborhoods, with stronger proximity to groceries, restaurants, pharmacies, and parks than many peers. This mix supports day-to-day convenience that can aid resident retention.
Neighborhood occupancy is near the national median based on WDSuite’s CRE market data, pointing to demand that has held reasonably stable over the last five years. The share of housing units that are renter-occupied is elevated versus national norms, signaling a deeper tenant pool that typically supports leasing velocity and renewal capture for multifamily assets.
The local housing market shows more accessible ownership costs relative to incomes compared with many U.S. areas. For investors, this can mean modest competition from for-sale alternatives; however, the neighborhood’s rent-to-income levels are comparatively manageable, which can support lease retention even if pricing power needs to be calibrated carefully.
Within a 3-mile radius, demographics indicate recent population growth alongside an increase in households, and forecasts point to further expansion in both measures. A rising household count with slightly smaller average household sizes suggests a larger tenant base over time and supports occupancy stability for well-positioned multifamily properties.
The property’s 1982 construction is older than the neighborhood average (2004). That age profile often implies practical capital planning for systems and interiors; it also presents value-add or modernization opportunities to improve competitive positioning against newer stock.
Safety indicators for the neighborhood track below national medians, with both property and violent offense measures landing in lower national percentiles. Relative to San Antonio–New Braunfels peers, the area trends below metro average on safety, so investors typically underwrite for active management, lighting and access controls, and coordination with local resources.
Recent year-over-year estimates suggest crime has increased, reinforcing the need for pragmatic operating plans and resident engagement. These are neighborhood-level signals; property-level practices and design can materially influence lived experience and risk management.
Proximity to major San Antonio corporate offices provides a broad professional employment base that can support renter demand and retention, including CST Brands (corporate offices), Andeavor (energy), iHeartMedia (media), USAA Ops Building (corporate offices), and USAA (financial services).
- CST Brands — corporate offices (18.4 miles) — HQ
- Andeavor — energy (20.8 miles) — HQ
- iHeartMedia — media (25.4 miles) — HQ
- USAA Ops Building — corporate offices (29.0 miles)
- USAA — financial services (29.0 miles) — HQ
This 50-unit, 1982-vintage asset offers a classic value-add profile in a neighborhood with amenity access that ranks competitively within the metro. Occupancy in the surrounding area sits around the national middle, and the renter-occupied share is comparatively high, supporting a deeper tenant base and steadier leasing. According to CRE market data from WDSuite, local ownership costs are relatively accessible versus incomes, which can temper pricing power but also supports resident retention given manageable rent-to-income dynamics.
Demographic signals within a 3-mile radius show recent population and household growth, with forecasts indicating continued expansion and a gradually larger renter pool. Against newer average stock in the area, 1982 construction suggests targeted CapEx and modernization could enhance competitiveness and support rent repositioning while maintaining focus on operating discipline and safety management.
- Amenity-rich Inner Suburb location supports retention and leasing velocity.
- Neighborhood occupancy near national median with comparatively high renter-occupied share underpins tenant depth.
- 1982 vintage presents clear value-add and systems-upgrade pathways to improve positioning versus newer stock.
- 3-mile growth in population and households indicates a steadily expanding renter pool.
- Risk: safety metrics trend below metro and national medians; prudent security and operating plans should be underwritten.