| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 16th | Poor |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2506 S General McMullen Dr, San Antonio, TX, 78226, US |
| Region / Metro | San Antonio |
| Year of Construction | 1972 |
| Units | 64 |
| Transaction Date | 1999-12-01 |
| Transaction Price | $2,818,100 |
| Buyer | TERRAVISTA PARTNERS WINSTON SQUARE LTD |
| Seller | SAN ANTONIO HOUSING DEVELOPMENT CORP |
2506 S General McMullen Dr Multifamily Investment, San Antonio
Neighborhood data points to a sizable renter base and attainable rents that can support steady leasing, according to WDSuite’s CRE market data, though broader occupancy in the surrounding area trends below the metro average.
Situated in an Inner Suburb of San Antonio, the property benefits from everyday conveniences more than destination amenities. Neighborhood grocery access is comparatively strong (high national percentile), and park and restaurant density are competitive, while cafés, childcare, and pharmacies are sparse. In the San Antonio-New Braunfels metro context, amenity access is competitive among 595 neighborhoods rather than a top-tier location.
The neighborhood skews older than the metro’s average housing stock. With a 1972 construction year against a neighborhood average year of 1994, investors should underwrite for capital planning and potential value-add work to modernize systems and interiors; the upside is a chance to reposition versus older nearby stock.
Renter-occupied housing is a major component of the area’s housing mix, with the neighborhood’s renter concentration ranking in a high national percentile. That depth of renter households supports multifamily demand even as neighborhood occupancy rates sit below metro median levels among 595 neighborhoods. Lease-up may require sharper management and competitive finishes, but the renter pool is present.
Within a 3-mile radius, population has edged down modestly over the last five years while total households increased, and forecasts indicate continued household growth alongside smaller average household sizes. This points to a larger tenant base over time and supports occupancy stability for well-managed assets. Home values in the immediate neighborhood track on the lower side relative to national markets, which can introduce some competition from ownership; however, this also reinforces the role of multifamily as an accessible option and can aid retention where rent-to-income ratios remain manageable.
School ratings in the neighborhood benchmark below national norms, which can matter for family renters; operators may lean on property-level amenities and unit renovations to compete. Overall, the submarket offers everyday convenience and workforce demand drivers rather than premium lifestyle appeal—an attainable positioning that many value-focused renters prioritize.
Safety metrics for the neighborhood trend below both metro and national benchmarks, indicating higher relative crime compared with many San Antonio-New Braunfels areas (ranked in the lower half among 595 neighborhoods). Nationally, the neighborhood sits in lower safety percentiles, signaling elevated property and violent offense rates versus the U.S. overall.
Recent trend data shows year-over-year declines in estimated property offenses and a modest improvement in violent offense rates, suggesting incremental progress. Investors should factor in enhanced security measures and active management to support resident retention, while monitoring whether the downward trend continues at the neighborhood level.
Proximity to major corporate employers supports workforce housing demand and commute convenience for tenants, notably roles tied to media and financial services. The nearby employment base specifically includes iHeartMedia and several USAA campuses, along with Valero Energy.
- Iheartmedia — media (8.6 miles) — HQ
- Usaa — financial services (10.0 miles) — HQ
- Usaa Ops Building — financial services operations (10.2 miles)
- USAA Federal Savings Bank — banking (10.4 miles)
- Valero Energy — energy (14.0 miles) — HQ
This 64-unit, 1972-vintage asset fits a workforce positioning where renter concentration is high and essential amenities are accessible. According to CRE market data from WDSuite, the surrounding neighborhood posts below-metro occupancy, so performance hinges on competitive pricing, targeted renovations, and strong operations. The older vintage creates clear value-add levers—interiors, building systems, and curb appeal—that can differentiate against comparable legacy assets.
Within a 3-mile radius, households have grown and are projected to expand further as average household size trends lower, implying a broader renter pool over time. Neighborhood home values are comparatively low in national context, which can introduce ownership competition; still, manageable rent-to-income dynamics support lease retention for well-run properties. Safety and school ratings are watch points, but near-term improvements in offense trends and access to large employment nodes provide offsetting demand anchors.
- High neighborhood renter concentration supports depth of tenant demand
- 1972 vintage offers value-add and systems modernization potential
- Household growth within 3 miles indicates a larger future renter pool
- Proximity to major employers underpins leasing and retention
- Risks: below-metro occupancy, lower safety and school ratings, and some competition from ownership