| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Good |
| Demographics | 24th | Poor |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 401 Clearwater Paseo, Kerrville, TX, 78028, US |
| Region / Metro | Kerrville |
| Year of Construction | 2010 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
401 Clearwater Paseo Kerrville Multifamily Investment
Neighborhood occupancy is competitive within the Kerrville metro and supported by a solid renter base, according to WDSuite’s CRE market data. Newer 2010 construction relative to local stock positions the asset for stable demand and operational efficiency.
This Inner Suburb location balances everyday convenience with steady multifamily demand. Neighborhood occupancy runs at 94.5% (ranked 8 of 24), which is competitive among Kerrville neighborhoods and above the national median, indicating a reasonably stable leasing backdrop for investors. Renter-occupied housing makes up about 54% of neighborhood units (ranked 1 of 24), signaling a deep tenant pool and supportive conditions for sustained absorption and renewal activity.
The asset’s 2010 vintage is newer than the area’s average construction year of 1985, which generally enhances competitive positioning versus older properties. This typically supports lower near-term capital needs and helps with curb appeal and resident retention, though investors should still plan for routine modernization of systems as the property advances past its first decade.
Local operating fundamentals are constructive: neighborhood-level NOI per unit averages are metro-leading (ranked 1 of 24) while tracking near the national median (56th percentile). Median contract rents in the neighborhood are modest, and within a 3-mile radius, recent rent levels and forecasts point to continued rent growth over the next several years. Managing rent-to-income and lease terms carefully can sustain occupancy while capturing incremental pricing where supported.
Livability factors are mixed but practical for residents: grocery and dining options rank at the top of the metro (both ranked 1 of 24; national percentiles in the 80s), parks and childcare access are also strong (ranked 2 of 24), while cafes and pharmacies are comparatively sparse. Home values in the neighborhood are relatively moderate by national standards, which can introduce some competition from ownership; however, elevated renter concentration and metro-competitive occupancy suggest durable multifamily demand and reasonable lease retention prospects.
Demographic statistics aggregated within a 3-mile radius show population growth over the last five years and a projected expansion in both population and households through the mid-term. This implies a larger tenant base and supports occupancy stability, with the age mix tilting toward working-age cohorts that align with multifamily demand.
Safety trends compare favorably in context. The neighborhood’s crime profile ranks 7 out of 24 within the Kerrville metro, indicating it is competitive among local neighborhoods. Nationally, the area sits above the median for safety (around the 59th percentile), providing relative strength versus many U.S. neighborhoods.
Recent momentum is constructive: estimated property offenses declined by roughly 29.5% year over year, and estimated violent offenses fell by about 25.0% over the same period. While conditions can vary by block and over time, these directional improvements point to a stabilizing backdrop for multifamily operations.
Regional employment access is anchored in greater San Antonio, offering a commutable path to energy and corporate roles that can support leasing and retention for workforce-oriented renters, including proximity to Valero Energy.
- Valero Energy — energy (43.3 miles) — HQ
401 Clearwater Paseo offers a 2010-vintage, 56-unit asset positioned against older neighborhood stock, reinforcing its competitive standing and potential for efficient operations. Neighborhood occupancy is competitive within the Kerrville metro and above national medians, and the renter-occupied share is high locally, indicating depth in the tenant base. According to CRE market data from WDSuite, local amenity access is strongest in groceries, dining, parks, and childcare, supporting day-to-day resident needs and helping with retention, while rents remain relatively modest versus national norms.
Within a 3-mile radius, recent population and household growth—with further growth projected—supports a larger renter pool and ongoing demand for multifamily housing. While ownership costs are comparatively moderate in the neighborhood, which can create some competition with entry-level ownership, the combination of stable occupancy, metro-leading NOI per unit levels, and newer vintage provides a balanced, risk-aware thesis. Investors should still plan for typical system updates as the property seasons and manage affordability pressure through lease strategy and renewal management.
- 2010 vintage versus 1985 neighborhood average supports competitive positioning and potentially lower near-term CapEx
- Competitive neighborhood occupancy (8 of 24) and high renter-occupied share underpin demand depth and renewal stability
- Metro-leading NOI per unit with national-median performance indicates solid local operations without relying on outlier assumptions
- 3-mile population and household growth expand the renter pool, supporting absorption and pricing power over time
- Risk: relatively moderate home values and rent-to-income levels require careful pricing and renewal strategies to protect occupancy