| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 54th | Good |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10800 State Highway 151, San Antonio, TX, 78251, US |
| Region / Metro | San Antonio |
| Year of Construction | 1996 |
| Units | 20 |
| Transaction Date | 2021-10-18 |
| Transaction Price | $29,260,000 |
| Buyer | TJWISE ENTERPRISES LLC |
| Seller | CONTIGO SA THRIVE LTD |
10800 State Highway 151 San Antonio Multifamily Investment
Neighborhood fundamentals point to steady renter demand and high occupancy, according to WDSuite's CRE market data, suggesting durable performance for a well-run 20-unit asset. With a 1996 vintage, the property may benefit from targeted renovations to remain competitive against newer nearby supply.
Neighborhood & Demand
This Inner Suburb location in San Antonio–New Braunfels shows stable leasing performance, with neighborhood occupancy in the top quartile nationally and competitive among the metro's 595 neighborhoods. Median contract rents are in the low $1,300s with multi-year growth, indicating pricing power while still requiring attention to affordability management.
Renter-occupied housing accounts for about 59% of occupied units in the neighborhood, signaling a deep tenant base for multifamily. Within a 3-mile radius, households increased over the past five years and are projected to expand meaningfully by 2028, while average household size trends down. This typically enlarges the renter pool and supports occupancy stability for smaller floor plans, based on multifamily property research from WDSuite.
Amenity access is mixed: restaurants and cafes index above national norms, while parks and pharmacies are limited in the immediate area. Average school ratings sit below national averages, though within the metro the neighborhood performs above the median. Investors should factor these dynamics into resident targeting and retention strategy.
The surrounding stock skews newer (average year 2018). By contrast, this asset's 1996 construction points to value-add opportunities: modernizing interiors, addressing aging systems, and selective curb appeal enhancements to better compete with late-vintage inventory.
Safety Context
Safety indicators are mixed. Relative to other San Antonio–New Braunfels neighborhoods (595 total), the area trends around the metro middle to slightly better, while national comparisons point to below-average safety. Recent year-over-year declines in both violent and property offenses indicate improving momentum that investors can track as part of risk monitoring.
Underwriting should treat safety as a neighborhood-level factor, focus on multi-year trendlines, and align site-level measures (lighting, access control, community engagement) with resident expectations to support retention.
Employment Anchors
Nearby corporate offices including USAA, Valero Energy, and iHeartMedia create a sizable white-collar employment base and convenient commutes that can support leasing velocity and retention. The employers below are listed by proximity.
- USAA — financial services (8.9 miles) — HQ
- USAA Ops Building — financial services operations (9.0 miles)
- USAA Federal Savings Bank — banking (9.0 miles)
- Valero Energy — energy headquarters (10.4 miles) — HQ
- iHeartMedia — media headquarters (13.0 miles) — HQ
Why Invest
This 20-unit asset built in 1996 is positioned in a high-occupancy San Antonio submarket with a strong renter base and growing households within a 3-mile radius. According to CRE market data from WDSuite, neighborhood occupancy trends run above metro averages, while local rents have increased over multiple years—supporting stable operations with disciplined lease management.
The property's earlier vintage versus a newer neighborhood stock creates a clear value-add path: refresh interiors, selectively upgrade systems, and refine amenities to compete with late-2010s product. Balanced affordability supports retention, though underwriting should account for competition from ownership options and carefully position around neighborhood safety and school perceptions for family renters.
- High neighborhood occupancy and deep renter base support leasing stability
- 1996 vintage offers value-add via interior and systems modernization
- Proximity to major employers (USAA, Valero, iHeartMedia) underpins demand
- Manage pricing to sustain retention amid rising rents and ownership alternatives
- Monitor neighborhood safety and school trends as part of risk management