| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Best |
| Demographics | 60th | Good |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1010 River Rd, Boerne, TX, 78006, US |
| Region / Metro | Boerne |
| Year of Construction | 1974 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1010 River Rd, Boerne TX Multifamily Investment
Neighborhood occupancy sits in the mid-90s and local home values are elevated versus national norms, supporting renter demand according to WDSuite’s CRE market data.
Positioned in Boerne within the San Antonio–New Braunfels metro, the neighborhood holds an A+ rating and ranks 22 out of 595 metro neighborhoods, placing it in the top quartile among 595 metro neighborhoods. This points to durable fundamentals for multifamily underwriting rather than a transient hotspot.
Livability is reinforced by strong everyday amenities: restaurants and cafes are dense (nationally in the 92nd and 85th percentiles, respectively), with grocery and pharmacy access also high (89th and 93rd percentiles). Parks are limited in the immediate area, which may modestly temper outdoor-recreation appeal, but day-to-day convenience supports resident retention.
Schools average 4.0 out of 5 and rank 28th of 595 metro neighborhoods—competitive positioning that can help sustain family renter interest. The share of housing units that are renter-occupied sits in a high national percentile (86th), indicating a deeper tenant base and potential demand stability for multifamily assets.
Neighborhood rent levels and income dynamics suggest an affordability barbell: median contract rent is above many national peers and has risen over five years, while neighborhood-level household incomes rank lower nationally. Operators should balance pricing power with lease management to mitigate retention risk. Home values are elevated relative to incomes (value-to-income ratio in the 99th national percentile), a high-cost ownership backdrop that can sustain reliance on rental options and support occupancy.
Within a 3-mile radius, demographics show population and household growth over the last five years, with further increases projected by 2028. A rising household count alongside smaller average household sizes indicates a larger tenant base and steady absorption potential for well-positioned units.
Vintage context: the property’s 1974 construction is older than the neighborhood’s average vintage (1984). For investors, that typically implies capital planning for building systems and presents value-add renovation opportunities to improve competitive positioning against newer supply.
Comparable neighborhood-level crime data is not available in the current WDSuite release for this area. Investors often benchmark perceived safety using metro context, on-site observations, and property-level records. Monitoring resident feedback and insurer/loss-run history can help triangulate risk and inform operating assumptions without over-reliance on block-level precision.
- Valero Energy — energy (15.4 miles) — HQ
- USAA Federal Savings Bank — financial services (19.1 miles)
- Usaa Ops Building — financial services operations (19.4 miles)
- Usaa — financial services (19.6 miles) — HQ
- Andeavor — energy (19.6 miles) — HQ
- Cst Brands — energy retail (21.2 miles) — HQ
- Iheartmedia — media (25.0 miles) — HQ
This 20-unit, 1974-vintage asset is located in a top-quartile neighborhood within the San Antonio–New Braunfels metro, with strong amenity access and competitive school ratings that support leasing depth. Elevated home values relative to incomes indicate a high-cost ownership market, which tends to reinforce renter reliance on multifamily housing and can help sustain occupancy; neighborhood occupancy remains in the mid-90s, according to CRE market data from WDSuite.
Given its older vintage versus the neighborhood average, the property presents clear value-add and capital planning angles to enhance competitiveness against newer stock. Demographic trends within a 3-mile radius point to growth in households and a larger tenant base, but elevated rent-to-income dynamics suggest disciplined lease management remains important for retention.
- Top-quartile neighborhood among 595 metro peers with strong amenity and school positioning
- High-cost ownership market supports sustained renter demand and occupancy
- 1974 vintage offers value-add renovation and systems-upgrade potential
- 3-mile household growth expands the tenant base and supports absorption
- Risk: elevated rent-to-income ratios call for careful pricing and retention management