| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 62nd | Good |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16550 Henderson Pass, San Antonio, TX, 78232, US |
| Region / Metro | San Antonio |
| Year of Construction | 1984 |
| Units | 46 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16550 Henderson Pass, San Antonio Multifamily Asset
In an inner-suburban pocket of San Antonio, neighborhood occupancy sits at the top of the metro and a sizable renter-occupied share supports stable leasing, according to WDSuite’s CRE market data.
Positioned in an Inner Suburb with an A neighborhood rating, this location ranks 25th among 595 San Antonio neighborhoods—top quartile locally—signaling durable fundamentals for multifamily. The neighborhood-level occupancy rate sits at the highest rank in the metro and in the top tier nationally, a useful indicator for lease-up resilience and renewal stability in comparable assets (per CRE market data from WDSuite). Renter-occupied housing accounts for a locally top-quartile share, indicating a deep tenant base that can support consistent demand across unit mixes.
Amenity access is competitive: restaurants and grocery options sit above national midpoints, with cafes, parks, and pharmacies landing in the upper national percentiles. These patterns typically support day-to-day livability and retention without requiring downtown-level trade areas. Average school ratings trend below the national midpoint, which can influence family-oriented leasing, but proximity to daily needs and services often offsets some of that pressure for adult and workforce renters.
Home values in the neighborhood are elevated relative to income (above national midpoints), which reinforces reliance on rental housing and can support pricing power where product is well-maintained. Neighborhood median contract rents are around the national middle while rent-to-income sits near balanced levels, a combination that tends to reduce affordability pressure and aid retention management through the cycle.
Within a 3-mile radius, household counts have edged higher even as average household size has declined, and forecasts point to meaningful increases in households alongside rising median incomes. This implies a larger tenant base driven by smaller households and income growth, which can support occupancy stability and absorption of renovated units. The subject’s 1984 vintage is older than the neighborhood’s newer average stock, suggesting a straightforward value-add path: targeted renovations and system upgrades can sharpen competitive positioning versus 2000s-era comparables while informing capital planning.
Safety metrics for the neighborhood are mixed and warrant prudent property-level measures. Compared with neighborhoods nationwide, the area scores below the national midpoint on safety, and within the San Antonio metro it places in the lower half of the 595-neighborhood universe. That said, recent data show property offenses trending lower year over year, while violent-offense trends have been relatively flat to slightly higher. Investors typically underwrite enhanced lighting, access control, and vendor partnerships to support resident experience and retention.
Nearby anchor employers create a broad white-collar employment base that supports workforce housing demand and commute convenience for residents, including energy, media, and financial services names listed below.
- Andeavor — energy (1.7 miles) — HQ
- CST Brands — convenience retail (2.8 miles) — HQ
- iHeartMedia — media (7.1 miles) — HQ
- USAA — financial services (8.4 miles) — HQ
- Valero Energy — energy (9.3 miles) — HQ
The investment case centers on a high-performing Inner Suburb with neighborhood occupancy at the top of the San Antonio metro and a renter-occupied share in the local top quartile—signals of demand depth and leasing stability. Elevated ownership costs in the area keep multifamily competitive, while neighborhood rents sit near national midpoints with balanced rent-to-income levels that support renewal strategies. According to CRE market data from WDSuite, amenities index above national midpoints, which tends to aid retention even as school scores run below average.
Built in 1984, the property is older than the neighborhood’s 2000s-heavy stock, creating a clear value-add angle: interior updates and selective system modernization can improve positioning against newer comps. Within a 3-mile radius, forecasts indicate growth in households alongside higher median incomes and smaller household sizes—factors that expand the renter pool and support absorption for renovated units, while still warranting conservative underwriting on marketing and security line items.
- Metro-leading neighborhood occupancy supports leasing stability
- 1984 vintage offers value-add via renovations versus 2000s-era stock
- Elevated ownership costs and balanced rent-to-income underpin pricing and retention
- 3-mile outlook: more households and higher incomes expand the renter pool
- Risks: below-average school scores and safety profile call for conservative underwriting