| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Best |
| Demographics | 63rd | Good |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16505 La Cantera Pkwy, San Antonio, TX, 78256, US |
| Region / Metro | San Antonio |
| Year of Construction | 1998 |
| Units | 56 |
| Transaction Date | 1999-08-26 |
| Transaction Price | $23,875,000 |
| Buyer | MIRA VISTA PARTNERS |
| Seller | FRANKEL EDWARD B |
16505 La Cantera Pkwy San Antonio Multifamily Investment
Renter concentration in the surrounding neighborhood supports a deep tenant base, while recent occupancy softness suggests the need for active leasing and retention strategy, according to WDSuite’s CRE market data.
Located in San Antonio’s Inner Suburb (neighborhood rating: A), this area ranks 49 out of 595 metro neighborhoods — top quartile among San Antonio neighborhoods. Dining and cafe density are competitive locally (restaurant and cafe counts rank within the top 10%–15% of the metro), which tends to bolster renter appeal and convenience for daily needs.
The property’s late-1990s vintage (1998) is slightly older than the neighborhood’s average construction year (2002). Investors should plan for ongoing systems modernization and select interior refreshes to maintain competitive positioning versus newer stock, while still leveraging location and amenity access.
Within a 3-mile radius, population and households have grown meaningfully over the past five years, with households expanding faster than population — a pattern that typically enlarges the renter pool and supports occupancy stability. Forecasts through 2028 indicate continued population growth and a further increase in households, which supports demand for rental units and future lease-up velocity.
Ownership costs in the neighborhood sit on the higher side relative to incomes (high value-to-income standing), reinforcing reliance on multifamily housing and supporting pricing power where property quality and management execution are strong. At the same time, neighborhood rents consume a smaller share of income than many U.S. areas, which can help retention and reduce move-out pressure during renewals. School ratings trend below the national midpoint, so demand is more tied to proximity to jobs, retail, and services than to school-driven moves. These insights are based on commercial real estate analysis using WDSuite’s data for the neighborhood, not the specific property.
Relative to San Antonio’s 595 neighborhoods, the area’s safety profile tracks below the metro median, and national comparisons place it below average for safety. For investors, this typically means emphasizing on-site security measures, lighting, and resident engagement to support leasing and retention.
Recent trends show improvement in property offenses over the past year, which is a constructive sign; however, violent offense measures remain elevated versus national benchmarks. Underwriting should reflect the current environment and the cost of visible security and access controls, while monitoring whether the recent property offense decline persists.
Proximity to major employment anchors supports workforce housing demand and commute convenience, led by energy and financial services employers including Valero Energy, USAA Federal Savings Bank, the USAA Ops Building, USAA headquarters, and Andeavor.
- Valero Energy — energy (0.97 miles) — HQ
- USAA Federal Savings Bank — banking (4.73 miles)
- Usaa Ops Building — financial services operations (4.98 miles)
- Usaa — insurance & financial services (5.21 miles) — HQ
- Andeavor — energy (9.46 miles) — HQ
This 56-unit, late-1990s asset sits in a top-quartile San Antonio neighborhood where a high share of housing is renter-occupied, supporting depth of demand. According to CRE market data from WDSuite, the surrounding area offers strong amenity access and proximity to major employers, while the 3-mile trade area shows ongoing population growth and notable household expansion — factors that typically support occupancy stability and steady leasing.
The 1998 vintage is modestly older than nearby stock, suggesting value-add potential through unit upgrades and systems modernization. Underwriting should account for neighborhood occupancy softness and a below-average safety profile, balanced by a high-cost ownership landscape that sustains reliance on rental housing and rent-to-income levels that can aid renewal retention.
- Top-quartile neighborhood within the San Antonio metro, with strong dining/retail access supporting renter appeal
- High renter-occupied share signals a deep tenant base and demand resiliency
- 3-mile trade area shows ongoing population and household growth, supporting lease-up and renewals
- 1998 vintage offers value-add and systems-upgrade opportunities to enhance competitiveness
- Risks: neighborhood occupancy softness and below-average safety require active management and security investment