| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 70th | Best |
| Amenities | 8th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1681 River Rd, Boerne, TX, 78006, US |
| Region / Metro | Boerne |
| Year of Construction | 2013 |
| Units | 116 |
| Transaction Date | 2017-06-15 |
| Transaction Price | $15,500,000 |
| Buyer | Woodliff Archi E LIving Trust |
| Seller | Lanpar Apartments LP |
1681 River Rd, Boerne TX Multifamily Investment
Neighborhood occupancy is in the mid-90s and supported by strong household incomes, according to WDSuites CRE market data, pointing to steady renter demand for well-located suburban assets.
Located in suburban Boerne within the San Antonio-New Braunfels metro, the neighborhood carries a B+ rating and ranks 163 out of 595 metro neighborhoods, making it competitive among San Antonio-New Braunfels neighborhoods. Occupancy in the neighborhood is strong and sits above national norms, which supports cash flow stability for professionally managed multifamily.
Local livability skews suburban and car-oriented. Amenity density is limited by national comparison, while grocery access is moderate. The areas average school rating is 4.5 out of 5 and ranks 15 of 595 across the metro, a top quartile nationally indicator that helps attract family renters and can support retention.
Home values in the neighborhood reflect a high-cost ownership market relative to the nation (national percentile in the 90s). For multifamily investors, elevated ownership costs can sustain rental demand and support pricing power, while the neighborhoods rent-to-income profile (near the mid-teens) suggests manageable affordability pressure that can aid lease management.
Tenure patterns show a lower renter-occupied share at the neighborhood level compared with the broader 3-mile radius. For investors, this implies a targeted but stable renter base with demand supported by households that rely on quality rental options amid higher ownership costs.
Within a 3-mile radius, demographics indicate population growth over the last five years, with households and families increasing and average household size trending modestly lower. Looking ahead to 2028, forecasts call for further population and household expansion within 3 miles, which points to renter pool expansion and supports occupancy stability if new supply remains measured.
Neighborhood-level crime benchmarking is not available in WDSuite for this location. Investors should review city and county public safety sources and property-level records to understand trend direction and how it compares with the wider San Antonio-New Braunfels region.
Proximity to major San Antonio corporate nodes supports commuter access and leasing depth, with nearby employers including Valero Energy, USAA Federal Savings Bank, Andeavor, the USAA Ops Building, and USAA headquarters.
- Valero Energy - energy (14.7 miles) - HQ
- USAA Federal Savings Bank - financial services (18.5 miles)
- Andeavor - energy (18.6 miles) - HQ
- USAA Ops Building - financial services operations (18.7 miles)
- USAA - financial services (19.0 miles) - HQ
This 116-unit suburban asset benefits from a family-oriented school draw and a high-cost ownership backdrop that supports rental demand. Neighborhood occupancy trends are healthy, and contract rents benchmark above national norms, indicating pricing power for well-managed communities. Within a 3-mile radius, recent growth in population, households, and incomes expands the tenant base and supports leasing stability as average household size edges lower.
According to commercial real estate analysis from WDSuite, the neighborhoods performance sits above the metro median on several fundamentals, with rents and NOI per unit competitive at the metro level. Forward-looking 3-mile forecasts point to continued household expansion and rising incomes, which can sustain demand, while limited local amenity density suggests operators should emphasize on-site conveniences and targeted marketing to capture commuters tied to nearby corporate employment centers.
- Healthy neighborhood occupancy and above-average rents support revenue stability
- High-cost ownership market reinforces renter reliance and pricing power
- 3-mile population and household growth expands the tenant base
- Access to major San Antonio employers supports commute convenience and retention
- Risk: lower amenity density and a smaller neighborhood renter concentration may slow lease-up without targeted operations