| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Best |
| Demographics | 60th | Good |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 400 Rosewood Ave, Boerne, TX, 78006, US |
| Region / Metro | Boerne |
| Year of Construction | 1985 |
| Units | 44 |
| Transaction Date | 2014-06-27 |
| Transaction Price | $2,000,000 |
| Buyer | Boerne Oaks, LLC |
| Seller | Luis and Estela Villarreal |
400 Rosewood Ave Boerne Multifamily Investment
Neighborhood fundamentals point to steady renter demand supported by high-cost ownership dynamics and solid occupancy at the neighborhood level, according to WDSuite’s CRE market data.
Located in Boerne within the San Antonio–New Braunfels metro, the neighborhood scores an A+ and ranks 22nd out of 595 metro neighborhoods, placing it in the top quartile among 595 metro neighborhoods. Dining and daily-needs access are strong: restaurants, cafes, groceries, and pharmacies all sit in high national percentiles, signaling convenient livability for residents and support for lease retention. The area lacks notable park density, which may be a consideration for residents prioritizing open space.
Neighborhood occupancy is above the metro median and compares favorably to national trends, supporting income stability for multifamily assets; these figures reflect the neighborhood, not the property. Median home values are elevated and the value-to-income ratio ranks near the top nationally, which typically sustains rental demand by making ownership comparatively costly. Average school ratings are strong (top-quartile nationally), a factor that can help with family retention in multifamily.
Within a 3-mile radius, demographics show recent population and household growth with further gains expected, indicating a larger tenant base over time. The renter-occupied share within this radius is meaningful, providing depth to the tenant pool, though the ownership share is higher and could modestly temper renter pool expansion; for investors, that suggests steady but measured absorption rather than outsized lease-up velocity.
Rents in the surrounding area have risen over the past five years and are forecast to grow further, while neighborhood rent-to-income levels indicate some affordability pressure. For operators, that combination points to ongoing pricing power in well-managed units but elevates the importance of renewal strategy and value delivery to maintain occupancy.
Comparable crime benchmarks for this neighborhood were not available in the current data release. Investors should review city and county trend reports and property-level operating history to gauge on-the-ground conditions and any directional change over time.
Regional employment anchors within a commutable radius include energy and financial services employers such as Valero Energy and USAA, which support renter demand through professional and back-office roles.
- Valero Energy — energy (15.9 miles) — HQ
- USAA Federal Savings Bank — financial services (19.6 miles)
- Usaa Ops Building — financial services operations (19.9 miles)
- Usaa — financial services (20.1 miles) — HQ
- Andeavor — energy (20.2 miles) — HQ
400 Rosewood Ave is a 1985-vintage, 44-unit asset positioned in a high-performing Boerne neighborhood with strong amenity access and above-median neighborhood occupancy. Elevated for-sale home values and a high value-to-income environment reinforce reliance on rental housing, supporting depth of demand for well-maintained, professionally managed units.
Within a 3-mile radius, population and household growth point to a larger tenant base ahead, while rent levels have trended upward and are expected to continue rising. At the same time, rent-to-income readings suggest affordability pressure; thoughtful renewal and unit-positioning strategies can help sustain occupancy and retention. According to CRE market data from WDSuite, the neighborhood’s fundamentals compare favorably within the metro, and the 1985 vintage may present selective value-add or systems modernization opportunities aligned to current renter preferences.
- A+ neighborhood with strong amenity access and above-median neighborhood occupancy supporting income stability
- High-cost ownership market underpins renter demand and potential pricing power
- 3-mile radius shows population and household growth, expanding the tenant base and supporting leasing
- 1985 vintage offers targeted value-add and capital planning opportunities to enhance competitiveness
- Risk: affordability pressure (rent-to-income) and limited park access warrant proactive renewal and amenity strategy