| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Good |
| Demographics | 16th | Poor |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3616 Fairmeadows St, San Antonio, TX, 78211, US |
| Region / Metro | San Antonio |
| Year of Construction | 1986 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3616 Fairmeadows St, San Antonio Value-Add Multifamily
Neighborhood-level rentals show very high occupancy, supporting stable renter demand nearby, according to WDSuite s CRE market data. For investors, the key takeaway is durable tenancy potential driven by everyday amenities and workforce access rather than luxury drivers, with performance measured at the neighborhood level rather than this specific property.
This suburban San Antonio neighborhood rates B and is competitive among San Antonio New Braunfels neighborhoods (ranked 271 of 595). Everyday amenities are accessible: grocery presence sits in higher national percentiles, with restaurants and parks also above average, while childcare access trails. These patterns align more with workforce convenience than discretionary lifestyle amenities.
Renter concentration at the neighborhood level is moderate, indicating a viable tenant base without overreliance on rentals. Within a 3-mile radius, households have increased while population edged lower, pointing to smaller household sizes and a broader leasing pool a combination that typically supports occupancy stability for multifamily.
Home values in the area trend lower relative to national benchmarks, and neighborhood rents have risen materially in recent years from a comparatively accessible base. The rent-to-income ratio benchmarks as favorable, implying lower affordability pressure that can support retention and measured pricing power, subject to unit quality and asset positioning.
Schools in the neighborhood score below national norms, which may factor into family renter preferences and lease management. Average construction year in the surrounding housing stock skews newer than 2000s; by comparison, a 1986 asset may require selective modernization to remain competitive with newer alternatives, but this also suggests clear value-add levers for an investor.
Safety trends should be underwritten conservatively. The neighborhood s crime ranking sits in the lower half of the metro (434 of 595), and national percentiles indicate higher-than-average incident rates versus neighborhoods nationwide. Recent year-over-year changes show mixed movement, so investors typically plan for active property management, lighting and visibility improvements, and partnership with local resources to support resident experience.
Proximity to major corporate offices supports workforce housing demand and commute convenience, notably from iHeartMedia, USAA (including its banking and operations campuses), and Valero Energy. These anchors can help sustain leasing depth and retention for well-positioned units.
- iHeartMedia corporate offices (12.0 miles) HQ
- USAA corporate offices (13.7 miles) HQ
- USAA Ops Building corporate offices (13.9 miles)
- USAA Federal Savings Bank corporate offices (14.1 miles)
- Valero Energy corporate offices (17.6 miles) HQ
3616 Fairmeadows St offers a classic value-add thesis in a workforce-oriented pocket of San Antonio. Built in 1986, the asset is older than much of the nearby housing stock, creating an opportunity to target selective renovations and operational upgrades to compete with 2000s-vintage alternatives. Neighborhood-level rentals show very high occupancy and a favorable rent-to-income profile, supporting tenant retention and steady leasing, based on CRE market data from WDSuite.
Within a 3-mile radius, households have expanded historically and are projected to continue increasing even as average household size trends down, which typically enlarges the renter pool and supports occupancy stability. Amenity access for daily needs is solid, and proximity to major employers underpins demand. Key underwriting sensitivities include safety considerations and school quality, which may influence tenant mix and marketing strategy.
- Workforce location with strong neighborhood occupancy supporting leasing stability
- 1986 vintage presents value-add and CapEx planning opportunities versus newer stock
- Favorable rent-to-income dynamics support retention with measured pricing power
- Household growth within 3 miles points to a broader tenant base over time
- Risks: below-national safety benchmarks and low school ratings require active management