| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Best |
| Demographics | 44th | Fair |
| Amenities | 28th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11803 Marbach Rd, San Antonio, TX, 78245, US |
| Region / Metro | San Antonio |
| Year of Construction | 1986 |
| Units | 100 |
| Transaction Date | 2009-12-28 |
| Transaction Price | $106,300 |
| Buyer | ORTEGA GUILLERMO |
| Seller | DOW EDWARD W |
11803 Marbach Rd San Antonio Multifamily Investment
Neighborhood occupancy is strong and trending stable, according to WDSuite’s CRE market data, pointing to steady renter demand for well-managed assets in San Antonio’s inner suburbs.
11803 Marbach Rd sits in an inner-suburb pocket of San Antonio where neighborhood occupancy is in the top quartile among 595 metro neighborhoods and above the national median. That backdrop generally supports leasing stability for professionally operated assets, with rent levels positioned toward the upper tier of the metro (nationally above average), per WDSuite.
The subarea’s housing stock skews newer (average construction year 2020), while the subject was built in 1986. For investors, the older vintage points to capital planning and potential value-add through targeted renovations and systems upgrades to compete against newer supply.
Livability is mixed: restaurant density is competitive among San Antonio neighborhoods and above national norms, and grocery access also rates above national averages. However, cafés, parks, childcare, and pharmacies are sparse within the neighborhood. Average school ratings trend below national medians, which may temper appeal for some family renters and should be reflected in unit mix strategy and amenities.
Within a 3-mile radius, demographics show meaningful population growth over the past five years with a notable increase in households and a projected rise in household counts alongside smaller household sizes by 2028. For multifamily property research, that pattern indicates a larger tenant base with more smaller-household renters entering the market, which can support occupancy and demand for efficient floor plans. Median household incomes in the area are above national averages, while rent-to-income ratios remain moderate, supporting retention and revenue management.
Ownership costs in the neighborhood are relatively accessible compared with many U.S. markets, which can create some competition from entry-level ownership. At the same time, elevated metro-level rents and solid incomes sustain a renter pool that values convenience and professionally managed housing; investors should calibrate pricing and leasing to balance demand depth with potential move-outs to ownership.
Safety indicators for the neighborhood track below the metro median and below national averages, based on WDSuite’s benchmarks. Property crime rates have improved year over year, while violent crime metrics remain elevated versus national norms. These conditions warrant standard security measures, lighting, and resident engagement to support retention, and they should be underwritten conservatively rather than assumed to match lower-crime submarkets.
The area draws on a broad white-collar employment base concentrated along the North Side and Northwest corridors, supporting commuter demand and lease retention. Key nearby employers include USAA’s major campus and financial operations, Valero Energy, and iHeartMedia.
- USAA — financial services (11.9 miles) — HQ
- Usaa Ops Building — financial services operations (12.0 miles)
- USAA Federal Savings Bank — banking (12.1 miles)
- Valero Energy — energy (14.0 miles) — HQ
- iHeartMedia — media (14.8 miles) — HQ
This 100-unit property, built in 1986 with smaller average unit sizes (~396 sq. ft.), competes in a neighborhood where occupancy is top quartile in the metro and above national norms, according to CRE market data from WDSuite. Newer surrounding stock raises the competitive bar, but it also creates room for value-add upgrades to improve unit finishes, systems, and curb appeal.
Within a 3-mile radius, recent population growth and a substantial increase in households, alongside projections for smaller household sizes, point to a larger renter pool over the next several years. The area’s renter-occupied share is modest relative to owners, so demand depth will be influenced by pricing, convenience, and professional management; however, rent-to-income levels are moderate for the metro, which supports retention and measured rent growth. Investors should underwrite prudently for security and amenity programming, given below-median safety metrics and limited nearby parks and cafés.
- Occupancy in the neighborhood is top quartile among 595 metro neighborhoods, supporting leasing stability.
- 1986 vintage presents clear value-add and capital planning opportunities versus newer local stock.
- 3-mile demographics show household growth and smaller household sizes, bolstering demand for efficient units.
- Moderate rent-to-income dynamics support tenant retention and revenue management.
- Risks: below-median safety indicators and limited nearby parks/cafés; owner-tilted tenure may create competition with entry-level ownership.