| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Good |
| Demographics | 54th | Good |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11246 Sir Winston St, San Antonio, TX, 78216, US |
| Region / Metro | San Antonio |
| Year of Construction | 1981 |
| Units | 120 |
| Transaction Date | 2025-11-17 |
| Transaction Price | $10,972,500 |
| Buyer | CREI MULTIFAMILY 11246 OWNER LP |
| Seller | WINSTON 8 LLC |
11246 Sir Winston St San Antonio Renter-Driven Multifamily
Renter concentration in the surrounding neighborhood and proximity to major employers suggest a durable tenant base, according to WDSuite’s CRE market data. Expect steady demand dynamics with operational focus on retention and value-add positioning rather than lease-up risk.
This Urban Core location in San Antonio balances daily conveniences with workforce connectivity. Dining options are dense for the metro, and grocery availability ranks in the upper tier nationally, supporting day-to-day livability. By contrast, parks, cafes, and childcare appear less dense in the immediate neighborhood, so amenity appeal is more service- and restaurant-driven than green space-focused.
Renter-occupied housing accounts for a high share of units in the neighborhood (renter concentration is among the highest locally), which broadens the tenant pool for multifamily and can support leasing velocity and occupancy stability. Neighborhood occupancy has improved over the past five years, indicating more consistent household demand, though property-level performance will still hinge on asset quality and management.
The property’s 1981 vintage is slightly older than the area’s average construction year. For investors, that points to potential value-add through interior renovations and targeted capital planning for systems and common areas, while competing against a mix of 1980s stock across the submarket.
Demographics within a 3-mile radius show modest population change recently but a net increase in households and smaller average household sizes over time. Forward-looking projections indicate continued household growth alongside a slight decline in household size, which typically expands the renter pool for smaller-format units and supports occupancy. Median home values sit in a higher value-to-income bracket for the area, reinforcing renter reliance on multifamily housing and aiding lease retention for well-managed assets.
Safety signals are mixed and should be underwritten conservatively. Neighborhood crime levels trend below national safety percentiles, indicating higher reported incidents than many U.S. neighborhoods, while recent data shows property offenses have eased year over year. Within the San Antonio–New Braunfels metro (595 neighborhoods), this area performs below the metro median on safety, so operators typically emphasize lighting, access control, and community engagement to support resident retention.
Nearby corporate anchors support a wide employment base across insurance/financial services, media, and energy—drivers that can bolster renter demand and reduce commute friction for residents.
- Usaa Ops Building — insurance/financial services (3.9 miles)
- Usaa — insurance/financial services (4.0 miles) — HQ
- USAA Federal Savings Bank — banking (4.1 miles)
- Iheartmedia — media (4.5 miles) — HQ
- Andeavor — energy (5.4 miles) — HQ
At 120 units with average floor plans around the mid-600s square feet, this asset caters to smaller households common in the area. Based on commercial real estate analysis from WDSuite, the surrounding neighborhood shows a deep renter base, solid grocery and dining access, and occupancy that has edged higher in recent years—favorable conditions for maintaining stable tenancy with disciplined operations.
The 1981 vintage suggests actionable value‑add upside through unit and systems modernization relative to the neighborhood’s mid-1980s average. A high ownership cost-to-income context nearby further supports renter reliance on multifamily, while a growing household count within a 3‑mile radius points to a larger tenant base over the medium term. Key underwriting considerations include below-average safety percentiles and uneven park/cafe density, which place a premium on security, amenity programming, and tenant retention strategies.
- Deep renter concentration supports a broad tenant pool and leasing stability
- 1981 vintage offers value-add potential versus neighborhood averages
- Household growth within 3 miles expands demand for smaller-format units
- Strong grocery and dining access enhances day-to-day livability for residents
- Risks: below-median metro safety and uneven park/cafe density require focused operations