| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 59th | Good |
| Amenities | 25th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 815 Ranchero Rd, Kerrville, TX, 78028, US |
| Region / Metro | Kerrville |
| Year of Construction | 1983 |
| Units | 63 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
815 Ranchero Rd, Kerrville, TX Multifamily Investment
Occupancy in the surrounding neighborhood has held near the metro’s stronger tier, supporting stable cash flow potential according to WDSuite’s CRE market data.
Kerrville’s B+–rated neighborhood context places this asset competitive among Kerrville neighborhoods (rank 8 of 24), with occupancy in the neighborhood around 95% and above many U.S. areas. Limited café and park density signals a quieter, rural setting, while access to daily needs is steadied by grocery and pharmacy presence that tracks close to metro norms.
Schools average roughly 4.0 out of 5 and are in the top quartile among 24 Kerrville neighborhoods and strong nationally (84th percentile), a supportive factor for renter retention and family-oriented demand. The area’s housing profile sits above the metro median on several measures (housing rank 13 of 24), reinforcing balanced leasing conditions rather than oversupply.
Within a 3-mile radius, population grew by roughly 14% since 2018 and is projected to expand by nearly 20% through 2028, indicating a larger tenant base over time. Households are up about 11% historically with further gains expected, and renter-occupied housing units account for roughly 40% of stock—providing a meaningful renter concentration that can support absorption and occupancy stability.
Home values in the neighborhood are relatively accessible for Texas, and rent-to-income ratios near 15% suggest manageable affordability pressure for many renters—conditions that can aid lease retention. For investors conducting commercial real estate analysis, these signals point to steady demand drivers with measured pricing power rather than aggressive rent-upside assumptions.
The property’s 1983 vintage is older than the neighborhood’s average construction year of 1996. That age profile may warrant capital planning for systems and interiors, but also presents value-add potential to enhance competitive position versus newer stock.
Safety indicators for the neighborhood sit around the metro median, with crime ranking mid-pack among 24 Kerrville neighborhoods. On national comparisons, property-related offenses benchmark in the better range (around the 70th percentile) and violent offense measures trend modestly above the national median (approximately the upper 50s percentile), suggesting comparative resilience versus many U.S. neighborhoods.
Recent one-year readings show an uptick in both violent and property offenses, so prudent operators may budget for routine security and lighting improvements and monitor trends over upcoming periods. As always, safety conditions can vary by block and over time; investors should verify the latest figures and on-the-ground context.
Regional employment access is anchored by energy and corporate services roles within commuting reach, supporting a base of renters tied to stable pay scales. Featured below is a key headquarters employer within the broader commute shed.
- Valero Energy — energy refining (44.5 miles) — HQ
This 63-unit, 1983-vintage asset in Kerrville offers a stable demand backdrop anchored by neighborhood occupancy around 95% and a renter base that constitutes roughly 40% of housing within a 3-mile radius. Population and household growth have been notable and are projected to continue, supporting a larger tenant pool and aiding occupancy stability; meanwhile, rent-to-income near 15% indicates room for disciplined rent management with a focus on retention. According to CRE market data from WDSuite, the area’s schools rank in the top quartile locally and strong nationally, a factor that can support family renter stickiness.
The older vintage relative to neighborhood norms (1996 average) points to clear value-add paths—interiors, exteriors, and systems—to improve competitive positioning against newer stock. Amenities are modest locally, but daily needs access is sufficient, and national safety benchmarks trend better than average, albeit with recent upticks to monitor. Overall, underwriting can emphasize steady occupancy and measured rent growth tied to operational improvements rather than outsized market swings.
- Neighborhood occupancy strength and growing 3-mile renter pool support leasing stability
- Value-add opportunity given 1983 vintage versus newer local stock
- Rent-to-income near 15% suggests manageable affordability pressure for retention
- Risks: modest amenity density and recent crime upticks warrant operational vigilance