| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 55th | Good |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12550 Vista Vw, San Antonio, TX, 78231, US |
| Region / Metro | San Antonio |
| Year of Construction | 1980 |
| Units | 72 |
| Transaction Date | 2012-03-01 |
| Transaction Price | $3,400,000 |
| Buyer | SMV Lexington, LP |
| Seller | Argon 2008/Lexington LLC |
12550 Vista Vw San Antonio Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and strong café/grocery access, according to WDSuite’s CRE market data. Location fundamentals and proximity to major employers point to stable leasing with measured upside.
This Inner Suburb location balances daily convenience with established housing stock. Neighborhood amenity access is a relative strength, with cafes and groceries concentrated at levels that compare favorably to many San Antonio areas, while parks and pharmacies are sparse within the immediate neighborhood. Average school ratings are around 3 out of 5 and sit slightly above the national median (61st percentile), which can support household retention for family renters.
For investors assessing demand depth, the neighborhood shows a high share of housing units that are renter-occupied, indicating a broad tenant base for multifamily. Neighborhood occupancy is below national norms, so leasing performance may vary by asset quality and management; competitively positioned properties can still capture demand, particularly given nearby employment nodes.
Within a 3-mile radius, households have grown over the past five years and are projected to increase further, alongside smaller average household sizes. This shift expands the potential renter pool and supports occupancy stability even as population trends have been mixed. Median and mean incomes in the 3-mile trade area have risen meaningfully and are projected to continue increasing, which supports long-term rentability.
Relative affordability is mixed but investable: neighborhood home values are part of a higher value-to-income context (76th percentile nationally), which tends to sustain reliance on rental housing, while rent-to-income ratios sit low versus national benchmarks, aiding lease retention and reducing turnover risk. Median contract rents track near national mid-range levels, suggesting pricing is competitive for the metro.
Safety indicators for the neighborhood sit below the national median, indicating comparatively higher crime levels than many U.S. neighborhoods. However, recent trend data is constructive: estimated property offenses declined sharply year over year (among the stronger improvements nationally), and violent offense rates have edged lower as well, according to CRE market data from WDSuite. Investors should evaluate asset-level security measures and management practices, as these can materially influence leasing and retention within submarkets that are improving from a lower safety baseline.
The area draws from a diverse white-collar employment base that supports multifamily demand, with proximity to financial services, media, and energy employers that anchor commuting patterns and aid tenant retention. The list below highlights nearby office nodes most relevant to renter demand.
- Usaa Ops Building — financial services operations (3.7 miles)
- USAA — financial services (3.7 miles) — HQ
- USAA Federal Savings Bank — banking (3.8 miles)
- Iheartmedia — media (4.8 miles) — HQ
- Andeavor — energy (5.4 miles) — HQ
This 72-unit property offers scale in an Inner Suburb location with sustained renter demand drivers. The neighborhood’s high share of renter-occupied housing units and dense service amenities support leasing, while a relatively low rent-to-income profile suggests solid retention with room for disciplined rent management. According to CRE market data from WDSuite, neighborhood occupancy trails national norms, making operational execution and unit quality key differentiators.
Built in 1980, the asset likely benefits from value-add potential through targeted renovations and systems upgrades, positioning it more competitively against newer supply while managing capital plans. Trade-area household growth and rising incomes within 3 miles point to a larger tenant base over the medium term, supporting stabilized performance as nearby employment anchors continue to draw commuters.
- High neighborhood renter-occupied share supports a deep tenant base and steady leasing velocity.
- Amenity concentration and proximity to major employers underpin resident convenience and retention.
- 1980 vintage provides clear value-add and modernization levers to enhance competitive positioning.
- Trade-area household growth and income gains (3-mile radius) support long-term demand and occupancy stability.
- Risks: neighborhood occupancy below national norms and lower-than-median safety require strong management and targeted security investments.