| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Best |
| Demographics | 60th | Good |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 801 River Rd, Boerne, TX, 78006, US |
| Region / Metro | Boerne |
| Year of Construction | 2001 |
| Units | 102 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
801 River Rd Boerne, TX Multifamily Investment
Neighborhood occupancy trends are solid and a high-cost ownership landscape supports renter reliance, according to WDSuite s CRE market data, positioning this asset for durable demand in a growing Hill Country corridor.
The property sits in an Inner Suburb location within the San Antonio New Braunfels metro. The neighborhood is rated A+ and ranks 22 out of 595 metro neighborhoods (top quartile among 595), signaling competitive fundamentals for a suburban Hill Country setting. Neighborhood occupancy is in the 64th national percentile, pointing to above-median stability for multifamily operations rather than late-cycle softness.
Livability drivers are strong for a suburban node: restaurants and grocery options score in the low 90s nationally, with cafes and pharmacies also above national medians. Average school ratings are 4.0 (84th percentile nationally; rank 28 of 595 in the metro), which can support family-oriented renter retention. While park access is limited at the neighborhood level, daily-needs convenience is a relative strength.
Within a 3-mile radius, demographics indicate a larger tenant base over time: the population grew over the past five years and is projected to expand further by the next five years, with households increasing faster than population and average household size trending lower. This mix typically broadens the renter pool and supports occupancy stability for mid-scale properties. The renter-occupied share is roughly two-fifths within this radius, suggesting sufficient depth of demand for a 100+ unit asset.
Home values in the neighborhood benchmark high versus incomes (99th percentile nationally on value-to-income), creating a high-cost ownership market that tends to sustain multifamily demand and support lease retention. Median asking rents at the neighborhood level sit above national medians and have risen meaningfully over five years, reinforcing the case for steady renter demand, though affordability management remains an operator priority.
WDSuite does not report comparable neighborhood crime benchmarks for this location, so investors should rely on customary diligence with city and county sources. As a practical screen, the area s top-quartile neighborhood rating and strong school positioning can indicate residential stability, but they are not substitutes for direct safety analysis.
Prudent underwriting typically compares neighborhood trends to metro and national baselines, evaluates property-level lighting and access controls, and reviews recent incident patterns over multiple years rather than a single snapshot.
Regional employment anchors within commuting range include energy and financial services headquarters that support steady white-collar demand and commuting convenience for renters. The list below reflects the nearest major employers likely to influence leasing and retention dynamics.
- Valero Energy energy HQ (15.4 miles) HQ
- USAA Federal Savings Bank financial services (19.2 miles)
- Usaa Ops Building financial services operations (19.4 miles)
- Usaa financial services HQ (19.7 miles) HQ
- Andeavor energy HQ (19.7 miles) HQ
Built in 2001, the asset is newer than the neighborhood s average vintage, offering a relative competitive edge versus 1980s stock while still presenting selective modernization opportunities (common areas, unit finishes, and systems planning) to enhance positioning. The surrounding neighborhood ranks in the top quartile among 595 metro neighborhoods with above-median national occupancy and strong daily-needs amenities, supporting consistent leasing.
High ownership costs relative to incomes at the neighborhood level suggest sustained reliance on rental housing, and 3-mile demographics point to continued population and household growth with smaller household sizes conditions that typically expand the renter pool and support occupancy stability. According to CRE market data from WDSuite, neighborhood asking rents and amenity access compare favorably to national medians, while affordability pressure warrants disciplined lease management and value-focused upgrades.
- 2001 vintage provides competitive positioning versus older nearby stock, with targeted value-add potential
- Top-quartile neighborhood rank (22 of 595) and above-median occupancy support leasing durability
- Strong amenity and school scores underpin family-friendly renter retention
- High-cost ownership market reinforces depth of rental demand and potential pricing power
- Risks: affordability pressure, limited park access, and the need to verify safety benchmarks through local diligence