| 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 | 1975 |
| Units | 112 |
| Transaction Date | 2010-11-16 |
| Transaction Price | $4,250,000 |
| Buyer | WINSTON 8 LLC |
| Seller | --- |
11246 Sir Winston St San Antonio Multifamily Investment
Stabilized renter demand in an Urban Core pocket with a high renter-occupied share supports consistent leasing, according to WDSuite’s CRE market data. Neighborhood occupancy has trended up over five years, positioning the asset for steady performance with disciplined operations.
The property sits in San Antonio’s Urban Core with day-to-day convenience anchored by strong grocery access and dining density. Restaurants are in the top quartile nationally and grocery access is similarly strong, while parks, pharmacies, and cafes are comparatively sparse — a mix that favors everyday convenience over lifestyle amenities.
Renter demand is underpinned by a high neighborhood share of renter-occupied housing units, signaling depth in the tenant base and potential retention advantages for well-managed assets. At the same time, neighborhood occupancy has improved over the last five years, suggesting resilience and scope for disciplined revenue management rather than reliance on rapid lease-up.
Demographic indicators within a 3-mile radius show households have increased recently and are projected to expand further over the next five years, even as average household size trends lower. This points to a larger renter pool and supports occupancy stability for multifamily properties as more, smaller households enter the market.
The median home value locally sits below many coastal markets but represents a high-cost ownership market relative to local incomes, which can sustain reliance on multifamily housing and support pricing power for competitively positioned assets. Neighborhood rents are mid-market and have grown over the last cycle, aligning with investor expectations for steady, operations-led performance rather than outsized volatility.
Neighborhood safety indicators reflect a lower safety profile compared with many U.S. neighborhoods, with violent and property incidents sitting in low national percentiles. For underwriting, this typically calls for practical measures such as lighting, access control, and community engagement to support resident experience and retention.
Trend-wise, property offense rates have eased over the last year, while violent offense levels have edged higher. Investors commonly calibrate operating budgets to maintain appropriate security posture and monitor local trends alongside regional patterns rather than drawing conclusions from short-term fluctuations.
The area draws on a diversified base of corporate offices and financial services within short commuting distance, supporting workforce housing demand and lease retention. Notable nearby employers include USAA, USAA Federal Savings Bank, iHeartMedia, Andeavor, and Valero Energy.
- Usaa Ops Building — financial services operations (3.9 miles)
- Usaa — 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
Built in 1975, the 112-unit asset is older than the surrounding neighborhood average vintage, creating a clear value-add and capital planning angle to sharpen competitiveness versus newer stock. Demand fundamentals are supported by a high neighborhood renter-occupied share and improving occupancy, with a broader 3-mile radius showing household growth and a projected increase in households — signaling a larger tenant base and supporting occupancy stability. According to commercial real estate analysis from WDSuite, mid-market rent positioning and a high-cost ownership context locally can reinforce renter reliance on multifamily housing when paired with strong operations.
Underwriting should account for the submarket’s lower safety profile and selective amenity gaps, but nearby employment anchors and household expansion support durable renter demand. The thesis centers on disciplined operations, targeted renovations, and retention-focused asset management rather than speculative rent spikes.
- Older 1975 vintage offers value-add and CapEx-driven competitiveness versus newer stock
- High renter-occupied share and five-year occupancy improvement support stable leasing
- 3-mile household growth and projected expansion point to a larger tenant base
- Mid-market rents and high-cost ownership context support pricing power with careful lease management
- Risk: lower safety profile and limited lifestyle amenities require proactive operations and security planning