| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Poor |
| Demographics | 16th | Poor |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 764 Church Dr, Poteet, TX, 78065, US |
| Region / Metro | Poteet |
| Year of Construction | 2007 |
| Units | 36 |
| Transaction Date | 2006-09-14 |
| Transaction Price | $2,746,100 |
| Buyer | SCHOOL AND AVENUE C LTD |
| Seller | CRITES CARL RAYMOND |
764 Church Dr, Poteet TX 36-Unit Multifamily
Occupancy in the surrounding neighborhood has held near the national middle with a renter base close to one-third of units, according to WDSuite’s CRE market data, suggesting steady but measured leasing fundamentals for a workforce-oriented asset.
Poteet’s rural setting offers basic services with limited density of cafes and pharmacies, while parks access trends above many areas nationally. Neighborhood amenities test below national averages overall, yet restaurants are present at levels comparable to mid-range communities. The average neighborhood construction year is 1985, and this 2007-vintage property is materially newer, supporting competitive positioning versus older stock while still warranting periodic system updates common for mid-2000s assets.
Neighborhood occupancy is around the national midpoint, indicating stable leasing conditions without pronounced frictional vacancy. The share of renter-occupied housing in the neighborhood sits near one-third, pointing to a defined but not saturated tenant pool that can support multifamily demand without excessive supply-side competition.
Within a 3-mile radius, recent population and household counts contracted modestly over the last five years, but forecasts indicate a return to growth by 2028 with increases in both population and households and a rise in average household size. This points to a larger tenant base and supports occupancy stability as more households form locally. Median household incomes have risen materially and are projected to continue advancing, which can underpin rent collections and modest pricing power, based on CRE market data from WDSuite.
Ownership remains relatively accessible in this area by national standards, which can temper rent growth at the margin. At the same time, a low rent-to-income profile and median asking rents that remain below many national peers reduce affordability pressure, aiding lease retention. Average nearby school ratings trend lower than national norms; for investors, this suggests demand skews toward workforce renters rather than school-driven premium segments.
Safety benchmarks compare favorably in the San Antonio-New Braunfels, TX metro context and versus national peers. The neighborhood scores in the top quartile nationally for overall safety measures and ranks among the stronger performers out of 595 metro neighborhoods, signaling comparatively lower reported incidents than many areas.
Recent year-over-year trends show meaningful improvement in severe offense measures, while property-related metrics also compare favorably on a national basis. As always, conditions can vary by block and over time; investors should evaluate on-the-ground patterns alongside these comparative indicators.
Proximity to San Antonio’s corporate employers supports renter demand from commuters seeking value housing within driving distance. Key anchors include iHeartMedia, USAA and its operations, Valero Energy, and other corporate offices that draw a stable workforce.
- iHeartMedia — media HQ (31.5 miles) — HQ
- USAA — financial services HQ (33.8 miles) — HQ
- USAA Ops Building — financial services operations (34.0 miles)
- USAA Federal Savings Bank — banking operations (34.2 miles)
- Valero Energy — energy HQ (37.6 miles) — HQ
764 Church Dr offers a 2007-vintage, 36-unit footprint that is newer than the neighborhood’s 1985 average, providing relative competitiveness versus older stock while leaving room for targeted modernization to enhance NOI. Neighborhood occupancy trends sit near the national midpoint and the renter-occupied share is about one-third, suggesting a steady, workforce-oriented tenant base. Within a 3-mile radius, projections for population and household growth through 2028 point to a gradually expanding renter pool that can support leasing stability, while a low rent-to-income profile indicates manageable affordability pressure and potential for retention, according to CRE market data from WDSuite.
Counterbalancing factors include relatively accessible ownership costs that may limit outsized pricing power, sparse amenity density typical of rural locations, and lower average school ratings that can narrow the premium-family segment. Even so, rising local incomes and forecast rent growth indicate scope for disciplined revenue management and selective value-add to maintain competitiveness.
- 2007 vintage is newer than local average, supporting competitive positioning with targeted modernization potential.
- Neighborhood occupancy near national middle and a defined renter base support steady leasing.
- 3-mile forecasts show population and household growth, expanding the renter pool and aiding stability.
- Low rent-to-income profile favors retention and measured pricing actions.
- Risks: accessible ownership costs, sparse amenities, and lower school ratings may cap premium rent upside.