| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Best |
| Demographics | 80th | Best |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16585 Blanco Rd, San Antonio, TX, 78232, US |
| Region / Metro | San Antonio |
| Year of Construction | 1984 |
| Units | 92 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16585 Blanco Rd San Antonio Multifamily Investment
Neighborhood occupancy remains resilient and renter demand is supported by high household incomes, according to WDSuite’s CRE market data. These metrics reflect the surrounding neighborhood rather than the property and point to stable leasing conditions for a professionally managed asset.
This suburban pocket of San Antonio-New Braunfels rates highly for overall livability (A+ neighborhood rating), with neighborhood fundamentals that are competitive among 595 metro neighborhoods. Grocery access and dining density track above national norms, while parks and cafes are limited, shaping a convenience-oriented but not nightlife-driven renter profile.
Neighborhood occupancy is elevated versus many U.S. areas, placing the area in the top quartile nationally for stability. Median home values are elevated relative to both the metro and nation, which typically sustains reliance on multifamily housing and supports pricing power for quality product. At the same time, the local rent-to-income profile indicates relatively low affordability pressure, a favorable backdrop for retention and renewal strategies.
Schools in the area average around 4 out of 5, which is above most neighborhoods nationally, and childcare availability is strong. Restaurants per square mile rank well within the metro (competitive among San Antonio-New Braunfels neighborhoods), though limited park and cafe counts suggest fewer recreational and third‑place options within immediate proximity.
Vintage and unit demand: The property was built in 1984, while the neighborhood’s average construction vintage skews newer. Older physical plant generally calls for ongoing capital planning but can offer renovation and value‑add potential to close feature gaps versus 1990s stock and newer. Renter-occupied share within the neighborhood is modest, indicating a more owner-weighted housing base; for multifamily investors, that can translate into a smaller but stable tenant pool with less direct competition from a high concentration of rental assets.
Demographics within 3 miles: Population has been relatively steady in recent years with smaller household sizes, and WDSuite’s data points to meaningful growth in both households and incomes over the next five years. This trajectory implies a larger tenant base and supports occupancy stability for well-positioned communities.
Safety indicators for the neighborhood sit below national averages, with rankings that are not among the metro’s leaders out of 595 neighborhoods. However, recent trends show property offenses easing year over year, which is a constructive signal to monitor alongside local enforcement and community initiatives.
Investors should evaluate on-the-ground measures such as lighting, access control, and resident engagement, and underwrite to market-appropriate insurance and security line items. Comparative benchmarking against nearby submarkets can further clarify risk-adjusted positioning.
The area draws from a diversified employment base in energy and financial services, supporting commute convenience and steady renter demand. Key nearby employers include Andeavor, USAA (including banking and operations), and Valero Energy.
- Andeavor — energy (3.5 miles) — HQ
- USAA Federal Savings Bank — financial services (5.3 miles)
- Usaa Ops Building — financial services operations (5.4 miles)
- Usaa — financial services (5.5 miles) — HQ
- Valero Energy — energy (5.7 miles) — HQ
Positioned in a high-income, convenience-oriented suburban node, 16585 Blanco Rd benefits from neighborhood occupancy that ranks strong nationally and an ownership-leaning housing mix that can support pricing discipline for quality communities. Elevated home values in the area reinforce reliance on rentals, while the local rent-to-income profile suggests manageable affordability pressure — constructive for retention. According to CRE market data from WDSuite, the surrounding schools, grocery access, and dining density compare favorably to national peers, bolstering day-to-day livability.
Built in 1984, the asset may trail the neighborhood’s newer average vintage, creating scope for targeted capital plans and value‑add upgrades to compete with 1990s product and recent deliveries. Within a 3‑mile radius, demographics indicate rising incomes and meaningful household growth over the next five years, pointing to a larger tenant base and support for occupancy stability and rent optimization over a hold period.
- Strong neighborhood occupancy and high-income profile support leasing stability
- Elevated home values sustain rental demand and pricing power
- 1984 vintage offers renovation and value‑add potential versus newer stock
- 3‑mile demographic outlook signals a growing tenant base and income gains
- Risks: below-average safety indicators and limited parks/cafes require proactive management and amenity strategy