| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Best |
| Demographics | 13th | Poor |
| Amenities | 27th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 600 Berry Ranch Rd, Pearsall, TX, 78061, US |
| Region / Metro | Pearsall |
| Year of Construction | 1993 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | $800,000 |
| Buyer | PINE HILLS ESTATES II |
| Seller | PINE HILLS ESTATES LP |
600 Berry Ranch Rd Pearsall TX Multifamily Investment
Neighborhood occupancy is in the mid-90s, supporting stable cash flow potential for a 36-unit asset, according to WDSuite’s CRE market data.
Located in suburban Pearsall, the property benefits from a neighborhood rating of B+ and top-quartile occupancy performance within the metro (ranked 1 out of 7 neighborhoods). At the national level, the neighborhood’s occupancy sits above the midpoint, suggesting demand resilience that can support leasing stability and retention.
Renter concentration is roughly half of housing units at the neighborhood level (ranked 2 of 7 for renter share), indicating a meaningful tenant base for multifamily. Within a 3-mile radius, recent population and household growth, alongside projections for further increases, point to a larger tenant base over time; smaller average household sizes also imply steady demand for multi-tenant and smaller-unit configurations. These trends are based on CRE market data from WDSuite.
Local amenity density is modest compared with national norms. Neighborhood indicators show limited cafes and pharmacies (both ranked toward the bottom among 7 metro neighborhoods) and a lighter mix of restaurants and grocery options, which is typical for smaller Texas markets. Investors should weigh this against the convenience of a suburban setting and the depth of the local renter pool when underwriting leasing velocity.
Home values sit well below national medians (low national percentile), and neighborhood rents track near the national midpoint. This high-cost-ownership contrast is not present here; instead, more accessible ownership options may introduce competition for some renter cohorts. Still, rent-to-income levels at the neighborhood scale are manageable, which can support lease retention and reduce turnover risk for professionally managed assets.
The 1993 construction year is slightly older than the neighborhood’s average vintage (late-1990s). For investors, that can translate into near- to medium-term capital planning for building systems and interiors, with potential value-add upside through targeted renovations to enhance competitiveness against newer stock.
Comparable, neighborhood-level safety statistics are not available in the dataset for this submarket. Investors should review city and county trend data, engage local property management for incident history, and compare like-kind assets nearby to contextualize risk and insurance assumptions. Where possible, consider multi-year patterns rather than single-year snapshots to align with long-hold underwriting.
This 36-unit, 1993-vintage asset in Pearsall is positioned for durable occupancy supported by a renter base that is substantial for the metro and neighborhood occupancy that ranks in the top quartile locally. Population and household growth within a 3-mile radius expand the potential tenant pool, while rent-to-income levels suggest room for retention-focused strategies rather than aggressive push pricing.
According to CRE market data from WDSuite, the neighborhood’s rents sit near national midpoints while home values are comparatively lower, creating a market where ownership can be attainable for some households. That dynamic argues for disciplined amenity and renovation programs to sustain competitiveness. Given the property’s older vintage relative to the area, targeted value-add—systems upkeep, interiors, and curb appeal—can help capture demand and support steady cash flow.
- Top-quartile neighborhood occupancy (1 of 7) supports leasing stability versus other metro locations.
- Meaningful renter concentration locally provides depth to the tenant base and supports retention.
- 1993 vintage offers value-add potential through targeted renovations and systems modernization.
- 3-mile population and household growth expand the renter pool, supporting occupancy over time.
- Risks: modest amenity density, attainable ownership options creating competition, and an older asset requiring capital planning.