| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Good |
| Demographics | 33rd | Fair |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9180 Shadow Creek Ln, Converse, TX, 78109, US |
| Region / Metro | Converse |
| Year of Construction | 1999 |
| Units | 108 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9180 Shadow Creek Ln, Converse TX Multifamily Investment
Neighborhood occupancy is steady, supporting leasing stability for a 1999-vintage asset in Converse, according to WDSuite’s CRE market data. Proximity to major San Antonio employers and ongoing household growth further underpins renter demand.
Located in the Inner Suburb of Converse within the San Antonio–New Braunfels metro, the neighborhood carries a B rating and posts an occupancy level that is top quartile nationally and competitive among San Antonio–New Braunfels neighborhoods (ranked 70 of 595). For investors, this backdrop supports sustained occupancy and manageable turnover risk at the asset level.
Renter-occupied housing is about 44% of units, indicating a sizable renter base that can support multifamily absorption. Median contract rents sit near the middle of the metro distribution, and a rent-to-income ratio around 0.19 suggests moderate affordability pressure that can aid retention while allowing for disciplined pricing strategies.
Daily needs are well covered locally: grocery access trends above the metro median (ranked 172 of 595; 79th percentile nationally) and park access is similarly strong (ranked 43 of 595; 85th percentile nationally). Café and pharmacy options are more limited nearby, which may slightly temper lifestyle appeal and elevates the value of on-site amenities. Average school ratings are below national norms (about the 15th percentile), a factor to weigh for family-oriented marketing.
Within a 3-mile radius, the population and household counts have both increased, and households are projected to grow further through 2028. This points to renter pool expansion and supports occupancy stability. Home values in the neighborhood are moderate relative to many U.S. areas, which can introduce some competition from ownership but also sustain reliance on multifamily housing for residents prioritizing flexibility and predictable monthly costs.
Safety signals are mixed. Nationally, the neighborhood’s position is roughly around the middle overall, with property-related measures reading relatively stronger. Within the San Antonio–New Braunfels metro, the area ranks 64 of 595 (lower ranks indicate higher crime), placing it in a less favorable tier locally even as national comparisons are more neutral-to-positive.
Recent direction is nuanced as well: estimates indicate a decline in property offenses year over year, while violent incidents show an uptick. Investors should underwrite with practical safety measures and local management practices in mind, recognizing that comparative standing is more favorable when viewed against many U.S. neighborhoods than within the metro.
Commuting access to San Antonio’s corporate base supports workforce housing demand and lease retention, notably from CST Brands, iHeartMedia, Andeavor, USAA, and Valero Energy.
- CST Brands — corporate offices (10.2 miles) — HQ
- iHeartMedia — media corporate offices (10.6 miles) — HQ
- Andeavor — energy corporate offices (11.5 miles) — HQ
- USAA — financial services corporate offices (16.1 miles) — HQ
- Valero Energy — energy corporate offices (18.8 miles) — HQ
This 108-unit, 1999-vintage asset is newer than the neighborhood average, offering competitive positioning versus older stock while leaving room for targeted system updates or value-add finishes. Neighborhood fundamentals are constructive: occupancy sits in the top quartile nationally and is competitive in the metro (70 of 595), and a renter-occupied share near the mid-40s supports depth of demand. Within a 3-mile radius, households have grown and are projected to expand further through 2028, pointing to a larger tenant base and supporting occupancy stability. Based on CRE market data from WDSuite, local rent levels and a rent-to-income profile around 0.19 indicate manageable affordability pressure that can aid retention and steady pricing.
Daily-needs access is strong for groceries and parks, while leaner café/pharmacy coverage and below-average school ratings introduce considerations for family-oriented leasing strategies. Moderate home values for the region can create some competition with ownership, but also help sustain renter reliance on multifamily housing where flexibility and predictable monthly costs matter.
- Occupancy strength in a competitive metro position supports leasing stability
- 1999 vintage offers competitive edge versus older stock with value-add potential
- Expanding 3-mile household base points to a growing renter pool
- Rent-to-income dynamics suggest room for disciplined pricing and retention
- Risks: lower school ratings, limited café/pharmacy options, and locally less favorable crime rank