| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Good |
| Demographics | 38th | Fair |
| Amenities | 18th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2805 Avenue U, Hondo, TX, 78861, US |
| Region / Metro | Hondo |
| Year of Construction | 1995 |
| Units | 108 |
| Transaction Date | 2023-03-31 |
| Transaction Price | $8,119,650 |
| Buyer | REVIVE LAS PALOMAS LLC |
| Seller | 2805 AVE U LLC |
2805 Avenue U Hondo Multifamily Investment Opportunity
1995 vintage positions the asset competitively versus older neighborhood stock while serving a renter base that is meaningful for a rural submarket; according to WDSuite’s CRE market data, neighborhood fundamentals point to stable occupancy with room for value-add execution.
The property sits in a rural pocket of the San Antonio–New Braunfels region where neighborhood performance trends are mixed but investable. The area’s overall neighborhood rating is C+, and its amenity profile ranks 387 out of 595 metro neighborhoods — below the metro median and indicative of a quieter setting with limited retail and lifestyle options nearby. Nationally, amenities score in the lower quintiles, so on-site features and drive-to conveniences matter for leasing.
From a housing demand standpoint, the neighborhood’s renter-occupied share is 32.2%, signaling a defined but not saturated renter pool that can support workforce-oriented product and steady lease-up in this part of Medina County. Neighborhood occupancy is reported at 90.8% with a positive multi-year trend, suggesting demand that supports baseline stability even as new supply is limited in rural locations. Median contract rents in the neighborhood are modest for the metro context, which can aid retention and reduce lease churn.
Vintage also supports competitive positioning: the average neighborhood construction year is 1986, while this asset was built in 1995. That relative youth versus local stock can reduce near-term competitive pressure from older properties and focus capital toward targeted renovations rather than full system overhauls.
Three-mile demographics are aggregated within a 3-mile radius. Recent years show a small population dip but growth is forecast through the next five years alongside a notable increase in households, which expands the potential renter base and can support occupancy stability and gradual rent growth. Household incomes in the 3-mile area have been rising, reinforcing the case for disciplined upgrades that maintain workable rent-to-income levels and help retention.
Comparable neighborhood crime metrics are not available in WDSuite for this location. Investors typically benchmark property-level security measures and historical incident reports against county and broader San Antonio–New Braunfels trendlines, and incorporate lighting, access control, and management practices into underwriting where data is limited.
- Valero Energy — energy HQ (37.1 miles) — HQ
- USAA Federal Savings Bank — financial services operations (37.3 miles)
- Usaa — financial services HQ (37.3 miles) — HQ
- Usaa Ops Building — financial services operations (37.3 miles)
- Iheartmedia — media HQ (41.8 miles) — HQ
This 108-unit, 1995-built community offers a durable workforce housing thesis in a quieter, lower-amenity submarket where neighborhood occupancy has held near stable and renter-occupied housing represents a meaningful share of units. Relative to the area’s older average vintage, the asset can compete on curb appeal and unit finish with targeted capital, prioritizing turns, interiors, and common-area upgrades over heavy systems work. According to CRE market data from WDSuite, neighborhood rents and rent-to-income dynamics support retention-focused strategies rather than aggressive premium capture.
Three-mile demographics indicate population recovery ahead and a sizable increase in households over the next five years, expanding the local renter pool and supporting leasing stability. Home values in this part of the metro are moderate by regional standards, which can introduce some competition with ownership; however, that same context tends to sustain demand for well-managed multifamily as residents weigh flexibility and upfront cost considerations.
- 1995 vintage versus older neighborhood stock supports competitive positioning with targeted renovations.
- Stable neighborhood occupancy and modest rents favor retention-centric operations.
- Three-mile household growth outlook expands the renter base and underpins leasing stability.
- Proximity to major San Antonio employers (35–45 miles) offers a regional commuter demand anchor.
- Risks: sparse nearby amenities and lower school ratings may temper family demand; rural setting can slow lease-up without strong on-site value proposition.