| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 67th | Best |
| Amenities | 68th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10950 Biering Rd, San Antonio, TX, 78249, US |
| Region / Metro | San Antonio |
| Year of Construction | 2003 |
| Units | 120 |
| Transaction Date | 2018-10-31 |
| Transaction Price | $10,900,000 |
| Buyer | 3CM, LLC and or Assigns |
| Seller | I & R Partners The Ridge At Bandera LLC |
10950 Biering Rd San Antonio Multifamily Investment
Positioned in an inner-suburban pocket with durable renter demand and school quality, this asset benefits from neighborhood occupancy in the low-90s, according to WDSuite’s CRE market data. Investor focus centers on steady leasing fundamentals supported by nearby employment and everyday amenities.
This inner-suburban San Antonio location scores A+ at the neighborhood level and ranks 18th of 595 metro neighborhoods, placing it firmly in the top quartile locally. Everyday convenience is a strength: cafes and groceries benchmark in the upper national percentiles, and the average school rating is competitive in the 84th percentile nationwide—factors that tend to support renter retention.
Neighborhood occupancy trends are stable, with occupancy around the mid-90s and above the national median, per WDSuite’s CRE market data. Typical contract rents in the area sit near the upper-third nationally, while the rent-to-income profile indicates manageable affordability for many households—conditions that can underpin leasing stability rather than outsized pricing power.
Vintage for this property is 2003 versus a neighborhood average closer to 2006. That positioning suggests a relatively modern baseline with potential value-add via selective renovations and system updates to stay competitive against slightly newer stock.
Renter-occupied housing accounts for roughly 52% of neighborhood units, indicating a deep tenant base that supports multifamily absorption. Within a 3-mile radius, recent data show modest population growth alongside a larger increase in households, with forecasts pointing to continued household gains and smaller average household sizes—dynamics that typically expand the renter pool and support occupancy stability.
Home values benchmark around the mid-60s percentile nationally, reflecting a higher-cost ownership context for the area relative to many U.S. neighborhoods. For investors, elevated ownership costs often sustain reliance on rental housing, supporting tenant retention and consistent leasing activity over time.
Safety indicators for the neighborhood sit below the national median, and performance is also below the metro median among 595 San Antonio–area neighborhoods. WDSuite’s data show property offenses trending down year over year, while violent offense estimates have risen, resulting in a mixed near-term picture. Investors commonly address this through practical measures such as lighting, access controls, and partnerships with local patrol services to support resident confidence and retention.
Proximity to major employers in energy, financial services, and media supports a broad commuter tenant base and helps stabilize leasing velocity. Nearby anchors include Valero and multiple USAA facilities, with IHeartMedia extending the employment draw.
- Valero Energy — energy (4.3 miles) — HQ
- USAA Federal Savings Bank — financial services (4.8 miles)
- Usaa Ops Building — financial services operations (5.0 miles)
- Usaa — financial services (5.1 miles) — HQ
- Iheartmedia — media (11.3 miles) — HQ
The investment case centers on stable neighborhood occupancy, strong daily-needs access, and proximity to blue-chip employers that broaden the renter pool. Constructed in 2003, the property is slightly older than the neighborhood’s average vintage, presenting an avenue for targeted value-add and modernization to sharpen competitive positioning versus early-2000s peers.
Based on commercial real estate analysis from WDSuite, the area’s rent-to-income dynamics and elevated ownership costs support steady rental demand rather than outsized rent spikes. Forecast household growth within a 3-mile radius suggests a larger tenant base ahead, which can help support occupancy and renewal performance through cycles.
- Stable neighborhood occupancy with strong schools and everyday amenities supporting retention
- Employer proximity (energy and financial services) underpins a broad commuter tenant base
- 2003 vintage offers targeted renovation and systems upgrades to drive value-add
- Ownership costs skew high relative to many areas nationally, reinforcing reliance on rentals
- Risk: safety metrics trail national averages; budgeting for security and resident engagement is prudent