| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Good |
| Demographics | 38th | Fair |
| Amenities | 18th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2001 Boerne Ave, Hondo, TX, 78861, US |
| Region / Metro | Hondo |
| Year of Construction | 1978 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2001 Boerne Ave, Hondo TX — Value-Add Multifamily
Stabilized renter demand and a modest-cost ownership landscape point to steady leasing potential, according to WDSuite’s CRE market data, with scope to enhance performance through targeted renovations.
Located in Hondo within the San Antonio–New Braunfels metro, the neighborhood carries a C+ rating and reads as Rural in character. Neighborhood occupancy is 90.8%, roughly around the metro middle, and the renter-occupied share of housing units is 32.2%, indicating a measurable tenant base for workforce housing. Median contract rent in the neighborhood is $884, suggesting pricing that can support retention while leaving room for disciplined upgrades.
Livability is driven more by small-town services than dense urban amenities. Amenity access ranks in the lower tier locally and sits in the lower national percentiles, so residents typically rely on nearby corridors for groceries, parks, and daily needs. Average school ratings are on the lower side (about 1.5 out of 5), which may temper family-driven demand and should be considered in leasing strategy and unit mix positioning.
Within a 3-mile radius, demographics show a recent dip in population alongside a notable increase in household counts, implying smaller household sizes and a broader base of renters. Forward-looking data points to population growth and additional household expansion over the next five years, supporting a larger tenant base and occupancy stability. Household incomes have been rising in the area, and rent-to-income around mid-range levels indicates manageable affordability pressure for many renters.
Compared with metro peers (595 neighborhoods), the neighborhood’s renter concentration ranks competitive (rank near the top 40%), which supports multifamily absorption even as amenities are thinner. Home values are moderate for the region, which can sustain rental demand while limiting aggressive move-outs to ownership, an angle relevant to multifamily property research. Vintage in the neighborhood skews slightly newer than this asset’s 1978 construction year, reinforcing the case for value-add improvements to remain competitive.
Comparable crime data for this neighborhood is not available in the dataset provided. Investors should benchmark against broader San Antonio–New Braunfels trends and local law enforcement reports to understand patterns over time rather than relying on isolated anecdotes.
Given limited amenity density and a rural setting, resident experience may vary by block and proximity to services. A prudent approach is to validate on-the-ground conditions, review recent trend reports, and align security measures and lighting upgrades with property positioning.
Regional employment is anchored by major San Antonio corporate offices within commuting range, which can underpin workforce renter demand and lease retention for Hondo-based properties. Key employers include Valero Energy, USAA (including banking and operations), and iHeartMedia.
- Valero Energy — energy (37.3 miles) — HQ
- USAA Federal Savings Bank — banking (37.6 miles)
- Usaa — financial services (37.7 miles) — HQ
- Usaa Ops Building — financial services operations (37.7 miles)
- Iheartmedia — media (42.2 miles) — HQ
Built in 1978, this 48-unit property presents a clear value-add thesis: the vintage is older than the neighborhood’s average stock, creating scope for targeted capex to improve competitiveness against newer comparables. Neighborhood occupancy of 90.8% and a measured renter-occupied share support durable leasing, while moderate home values and mid-range rent-to-income dynamics can reinforce tenant retention. According to CRE market data from WDSuite, rents and household incomes in the area have trended upward, which supports renovation-driven revenue strategies when paired with disciplined expense control.
Within a 3-mile radius, household counts have risen even as population edged down, with forecasts indicating population growth and further household expansion. This points to a broader renter pool and supports occupancy stability. Risks to underwrite include lower-rated schools, thinner amenity density, and reliance on regional commutes for many jobs, which argue for thoughtful unit finishes, onsite features, and management practices that emphasize resident satisfaction.
- 1978 vintage offers value-add upside via renovations and select system upgrades
- Neighborhood occupancy near 91% supports leasing stability and renewal potential
- Moderate ownership costs and mid-range rent-to-income support retention and pricing power
- 3-mile outlook shows population and household growth, expanding the renter base
- Risks: lower school ratings, limited amenity depth, and commuter orientation to San Antonio employers