| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 59th | Good |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12235 Vance Jackson Rd, San Antonio, TX, 78230, US |
| Region / Metro | San Antonio |
| Year of Construction | 1999 |
| Units | 20 |
| Transaction Date | 2021-05-13 |
| Transaction Price | $1,812,500 |
| Buyer | RESERVE AT CANYON CREEK TIC 1 LLC |
| Seller | RESERVE AT CANYON CREEK APARTMENTS LLC |
12235 Vance Jackson Rd San Antonio 20-Unit Multifamily
Positioned in an inner-suburban pocket with high renter concentration and strong retail and restaurant access, this asset targets steady leasing from a broad tenant base, according to WDSuite's CRE market data. Neighborhood metrics point to durable demand drivers rather than a single catalyst, supporting practical, operations-focused value creation.
The neighborhood earns an A rating and ranks 39 out of 595 San Antonio metro neighborhoods, indicating competitive positioning locally. Dining and daily-needs access are a standout: restaurant density ranks 26 of 595 and grocery access ranks 69 of 595, placing the area in the top quartile among metro peers and competitive nationally. Cafe availability also ranks 30 of 595, reinforcing convenience that tends to aid leasing velocity and retention.
Renter-occupied share is very high (top tier locally and well above most neighborhoods nationwide), which typically deepens the tenant pool for small and mid-size multifamily assets. Median contract rents in the neighborhood sit above national norms with multi-year growth, while the rent-to-income ratio trends on the lower side versus national benchmarks, helpful for managing renewals and mitigating turnover risk.
Within a 3-mile radius, households increased over the past five years and are projected to continue rising, with smaller average household sizes. For investors, that points to a larger tenant base and more one- to two-occupant households entering the market, supporting demand for studios and smaller one-bed units similar to the asset's average unit size.
School ratings are competitive among San Antonio neighborhoods (rank 113 of 595) and about average nationally. Park access and formal childcare options are limited in the immediate area, but strong retail nodes help cover many daily needs. Elevated home values relative to local incomes (high value-to-income ratios) indicate a high-cost ownership market, which can sustain reliance on rental housing and support pricing power when paired with effective lease management.
Safety indicators trail national averages, with neighborhood crime measures in lower national percentiles. Compared with San Antonio peers, the area sits in a weaker safety cohort (crime rank 396 out of 595 metro neighborhoods). Investors should underwrite with prudent security, lighting, and access-control assumptions, especially for parking and common areas.
A constructive note: estimated property offense rates show a recent year-over-year decline, suggesting some improvement momentum. Operators often pair basic environmental design upgrades with resident engagement to support leasing and retention where safety metrics lag.
The location benefits from proximity to major employers that draw a large, diverse workforce, supporting renter demand and commute convenience for residents. Key employment nodes include financial services and energy, along with a significant media headquarters presence.
- USAA Federal Savings Bank — banking (0.99 miles)
- USAA Ops Building — financial services operations (1.19 miles)
- USAA — financial services (1.42 miles) — HQ
- Valero Energy — energy (3.01 miles) — HQ
- iHeartMedia — media (7.18 miles) — HQ
This 20-unit inner-suburban asset sits in a high-demand renter pocket with top-quartile access to restaurants and strong grocery coverage, supporting day-to-day convenience and leasing stability. The neighborhood's very high share of renter-occupied housing and a growing 3-mile household base point to demand resilience for smaller unit types, while a comparatively lower rent-to-income profile versus national benchmarks supports renewal capture and reduces concession pressure.
Elevated ownership costs relative to income in the area reinforce reliance on multifamily rentals, improving the depth of the tenant pool. Safety metrics remain a watchpoint versus metro and national benchmarks, but recent declines in property offenses and proximity to major employers provide offsetting fundamentals. According to CRE market data from WDSuite, local rent levels sit above national norms with multi-year growth, suggesting potential for disciplined revenue management rather than aggressive mark-to-market assumptions.
- High renter concentration and household growth within 3 miles support a deep tenant base
- Top-quartile restaurant and strong grocery access aid leasing and retention
- Rent levels above national norms with room for disciplined revenue management
- Proximity to major employers underpins workforce housing demand
- Risk: safety metrics trail benchmarks; plan for security and lighting investments