| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Fair |
| Demographics | 43rd | Poor |
| Amenities | 37th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1128 Main St, Kerrville, TX, 78028, US |
| Region / Metro | Kerrville |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1128 Main St Kerrville Multifamily Investment Opportunity
Positioned in Kerrville’s inner-suburban fabric, this 20-unit asset benefits from a sizable renter base and stable neighborhood fundamentals, according to WDSuite’s CRE market data. The property’s location supports day-to-day convenience while offering operational upside relative to older local stock.
Livability indicators at the neighborhood level point to everyday convenience for renters. Grocery access ranks 3rd among 24 Kerrville neighborhoods, while restaurant density ranks 4th of 24—both above the metro median—supporting resident retention and leasing velocity. Childcare access ranks 1st of 24, which can help sustain demand from working households. Cafe, park, and pharmacy densities rank at the bottom of the metro, so on-site or nearby alternatives may matter for lifestyle convenience.
Neighborhood occupancy is measured for the neighborhood, not the property, and sits mid-pack in the metro (rank 13 of 24; lower-tier nationally). By contrast, renter-occupied share of housing units is higher (rank 5 of 24; upper-tier nationally), indicating a deeper tenant pool that can underpin demand for multifamily product.
Schools average around a 3-out-of-5 rating and rank 6th of 24—above the metro median—which supports family-oriented renter appeal. Median home values are modest for the region, which can introduce some competition from ownership, but the overall ownership cost context still supports steady renter reliance and lease retention for well-managed communities.
Construction year averages in the neighborhood skew older (late 1960s). With a 1984 vintage, the subject property is newer than much of the local stock, offering relative competitiveness versus older comparables, while still warranting capital planning for aging systems or targeted modernization. Demographic statistics aggregated within a 3-mile radius show recent population and household gains, with further increases forecast—expanding the local renter pool and supporting occupancy stability over time.
Neighborhood safety trends are mixed but broadly comparable to regional norms. Overall crime ranks around the middle of Kerrville’s 24 neighborhoods, and national comparisons suggest roughly average conditions. Recent data show a notable improvement in violent offense trends versus last year, which is a constructive directional signal for long-term stability.
Property offense indicators sit near national mid-percentiles, while violent offense measures are similarly near the middle nationally, according to CRE market data from WDSuite. For investors, this implies standard risk management focus—lighting, access control, and tenant screening—rather than extraordinary mitigation typical of higher-risk submarkets.
Regional employment is anchored by energy and related corporate functions within commutable distance, supporting workforce renter demand and lease stability. The following nearby corporate presence is relevant to the resident base referenced above.
- Valero Energy — energy HQ (44.5 miles) — HQ
The 1984 vintage positions the asset newer than much of the neighborhood’s housing stock, offering competitive appeal versus older properties while still warranting selective system updates or common-area refreshes. Neighborhood metrics indicate an above-median renter-occupied share and solid day-to-day convenience (notably groceries, restaurants, and childcare), supporting demand depth and resident retention. According to multifamily property research from WDSuite, neighborhood occupancy sits near the metro middle, suggesting room to capture share with focused operations and value-oriented upgrades.
Within a 3-mile radius, recent growth in population and households—and stronger forward projections—suggest a larger tenant base over time. Home values are moderate for the region, which can create some competition from ownership, but rent-to-income positioning and convenience amenities should support leasing stability for well-managed units.
- Newer-than-neighborhood vintage (1984) enables competitive positioning versus older local stock
- Above-median renter-occupied share indicates depth of tenant demand
- Convenience drivers (groceries, restaurants, childcare) support retention and leasing
- 3-mile demographic growth and positive forecasts expand the renter pool over time
- Risk: mid-tier safety and accessible ownership options call for disciplined operations and targeted value-add