| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Good |
| Demographics | 24th | Poor |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 451 Clearwater Paseo, Kerrville, TX, 78028, US |
| Region / Metro | Kerrville |
| Year of Construction | 2010 |
| Units | 54 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
451 Clearwater Paseo Kerrville Multifamily Investment
Neighborhood occupancy is above the metro median and in the upper national range, supporting cash flow stability for a 54-unit asset, according to WDSuite’s CRE market data. Newer construction relative to local stock adds competitive positioning for operations and leasing.
Situated in Kerrville’s inner-suburb fabric, the neighborhood posts a B rating and occupancy that is above the metro median (8th of 24 neighborhoods) and stronger than many areas nationwide (68th percentile), based on CRE market data from WDSuite. This points to steady renter demand rather than lease-up volatility.
Daily-needs access is a relative strength: grocery options are among the most concentrated in the metro (1st of 24; top quartile nationally), and parks access is strong (2nd of 24; high national percentile). Dining density is also a metro leader (1st of 24; 81st percentile nationally). By contrast, café presence and pharmacies within the neighborhood are limited, which may modestly affect walk-to conveniences.
Renter concentration is high at the neighborhood scale, with 54% of housing units renter-occupied (1st of 24; 91st percentile nationally). For investors, that depth of the tenant base typically supports consistent leasing and renewal activity, though it underscores the importance of resident retention programs if pricing pushes faster than incomes.
Demographic statistics aggregated within a 3-mile radius indicate recent population and household growth, with projections through 2028 pointing to further increases in households and a slightly smaller average household size. This trend implies a larger tenant base over time and supports occupancy stability, even as rent growth outpaces incomes in some segments.
The asset’s 2010 vintage is newer than the neighborhood’s average construction year of 1985, which generally improves competitive positioning versus older stock. Investors should still plan for mid-life system updates and light modernization to sustain rent premiums over time.
Ownership costs in the neighborhood are comparatively accessible versus many U.S. areas (home values sit below national medians), which can introduce some competition from entry-level ownership. However, a rent-to-income profile that requires attentive lease management suggests that well-managed pricing and resident services can sustain retention.
Safety signals are mixed but improving. Within the Kerrville metro, the neighborhood ranks 7 out of 24 on overall crime, indicating relatively higher incident levels than many local peers. Nationally, overall crime sits modestly better than the U.S. median (around the 59th percentile), with property-related incidents comparatively more favorable than violent categories.
Trend indicators are constructive: estimated violent and property offense rates both declined year over year (violent: strong improvement; property: notable improvement), placing these changes in higher national improvement percentiles. For investors, this pattern supports longer-term stability narratives, while still warranting standard security and lighting measures typical for inner-suburban assets.
Regional employment access includes large energy operations that broaden the commuter shed and can support renter demand and retention. The list below reflects notable nearby headquarters.
- Valero Energy — energy (43.4 miles) — HQ
This 54-unit asset built in 2010 offers a favorable balance of demand depth and operational resilience relative to the Kerrville metro. Neighborhood occupancy is above the metro median and above national averages, while a high share of renter-occupied housing units indicates a sizable tenant base. Based on commercial real estate analysis from WDSuite, newer vintage versus local stock (average 1985) enhances competitive positioning and limits near-term structural capex, though standard mid-life replacements should be planned.
Demographic statistics within a 3-mile radius show recent growth and projections for further household gains, implying a larger renter pool over the medium term. Local home values are lower than national medians, which can create some competition from entry-level ownership; however, continued rent growth and a renter-heavy neighborhood mix can sustain occupancy, provided management calibrates pricing to rent-to-income dynamics and monitors safety trends that, while improving, remain a consideration.
- Above-metro occupancy and solid national standing support cash flow stability
- 2010 construction outcompetes older local stock; plan for mid-life system updates
- 3-mile growth and projected household increases expand the tenant base
- Daily-needs access (groceries, parks, dining) enhances livability and retention
- Risks: rent-to-income pressure, some competition from ownership, and mixed-but-improving safety