| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Good |
| Demographics | 62nd | Good |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13012 Oak Terrace Dr, Live Oak, TX, 78233, US |
| Region / Metro | Live Oak |
| Year of Construction | 1981 |
| Units | 24 |
| Transaction Date | 2022-05-20 |
| Transaction Price | $29,568,560 |
| Buyer | 13012 OAK TERRACE SA LLC |
| Seller | 29SC LIVE OAK LP |
13012 Oak Terrace Dr Live Oak Multifamily Investment
Positioned in an inner-suburban pocket of Live Oak with a deep renter base at the neighborhood level, the asset offers exposure to steady workforce demand. According to WDSuite’s CRE market data, neighborhood renter-occupied share is elevated while occupancy has softened in recent years, favoring disciplined operations over growth assumptions.
The property sits in an Inner Suburb location within the San Antonio–New Braunfels metro, where the neighborhood carries an A- rating and ranks 112 of 595 — top quartile among metro neighborhoods. Restaurant density is a standout (ranked 16 of 595; top quartile nationally), supported by strong park and pharmacy access (both near the high-80s percentiles nationally), while broader amenities are competitive among San Antonio neighborhoods (amenity rank 157 of 595).
Neighborhood occupancy is reported at 87.3% and ranks 438 of 595 — below the metro median — indicating investors should plan for hands-on leasing and retention strategies. At the same time, renter-occupied share is high at the neighborhood level (rank 55 of 595; high-90s national percentile), which supports depth of the tenant base and day-to-day leasing velocity. Rent-to-income ratios trend moderate, which can aid renewal capture without overextending affordability.
Within a 3-mile radius, population and households have expanded over the last five years and are projected to grow further, with forecasts indicating continued renter pool expansion and smaller average household sizes. This combination typically supports multifamily demand through a larger tenant base and steady unit absorption, benefiting well-managed assets.
The asset’s 1981 vintage is older than the neighborhood’s average construction year (1999 rank 278 of 595; above metro median). For investors, this points to clear value-add pathways — interior modernization and system upgrades — to compete against newer stock and to capture rent positioning supported by local income growth.
Detailed crime ranks and percentiles for this neighborhood are not available in the current WDSuite release. Investors typically benchmark safety using multiple sources and trend views at the neighborhood and city levels to contextualize leasing risk and retention planning.
Nearby corporate anchors span energy, media, and financial services — a mix that supports workforce housing demand and commute convenience for renters. The list below highlights proximate offices that contribute to day-to-day leasing depth in this submarket.
- CST Brands — convenience retail (7.2 miles) — HQ
- Andeavor — energy (8.8 miles) — HQ
- iHeartMedia — media (10.1 miles) — HQ
- USAA — financial services (14.8 miles) — HQ
- USAA Ops Building — operations center (14.8 miles)
13012 Oak Terrace Dr offers exposure to a top-quartile metro neighborhood with strong daily-life access (restaurants, parks, pharmacies) and a notably deep renter base. Based on CRE market data from WDSuite, the neighborhood’s occupancy trends sit below the metro median, suggesting investors should emphasize leasing execution and renewal management. The 1981 vintage creates a straightforward value-add thesis — targeted interior updates and building systems planning — to compete with younger stock.
Within a 3-mile radius, population and household growth — alongside projections for further renter pool expansion and smaller household sizes — support long-run demand for multifamily units. Local ownership costs appear more accessible than in high-cost markets, which can temper pricing power; however, moderate rent-to-income dynamics and a diversified employer base nearby can underpin occupancy stability for well-managed assets.
- Top-quartile neighborhood standing in the metro with strong restaurant and park access
- High neighborhood renter-occupied share provides depth for leasing and renewals
- 1981 vintage supports a clear value-add and capital-planning approach
- 3-mile growth outlook and smaller household sizes support multifamily demand
- Risks: occupancy below metro median and competition from ownership options