| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Poor |
| Demographics | 29th | Fair |
| Amenities | 48th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3629 Medical Dr, San Antonio, TX, 78229, US |
| Region / Metro | San Antonio |
| Year of Construction | 1985 |
| Units | 122 |
| Transaction Date | 2010-07-19 |
| Transaction Price | $4,500,000 |
| Buyer | Commerce Capital Partners |
| Seller | First Beacon (Bob Burns) |
3629 Medical Dr San Antonio Multifamily Investment
High renter concentration in the surrounding neighborhood supports a deeper tenant base, according to WDSuite’s CRE market data, while neighborhood occupancy has softened versus metro norms and warrants active lease management.
Located in San Antonio’s Urban Core, the area around 3629 Medical Dr offers strong daily convenience for renters. Grocery access ranks 3rd out of 595 metro neighborhoods and sits in the top quartile nationally, and restaurant density ranks 6th of 595 (also very strong nationally). By contrast, parks, pharmacies, and cafés are limited locally, which may temper some lifestyle appeal but does not detract from day-to-day necessities. Childcare density is competitive among San Antonio neighborhoods (ranked 25th of 595), supporting working-household convenience.
For investors evaluating demand durability, the neighborhood shows a high share of renter-occupied housing (renter concentration is among the highest in the metro), indicating depth in the tenant pool. Neighborhood occupancy is lower and has trended down over the past five years, suggesting the need for hands-on leasing and renewals to sustain performance. Rents are mid-market for San Antonio, and a moderate rent-to-income profile supports retention and measured pricing power as conditions allow.
Within a 3-mile radius, demographics indicate steady renter pool expansion: population has inched higher, households have grown, and median incomes have advanced, collectively supporting multifamily demand. Projections point to additional growth in households over the next five years, which would enlarge the local tenant base, even as average household size continues to edge down — a trend that can benefit studios and smaller floor plans.
The property’s 1985 vintage is somewhat newer than the neighborhood’s average stock from 1980. That positioning can be competitive versus older assets, though investors should still plan for modernization of building systems and common areas to meet current renter expectations and support leasing velocity.
Home values in the neighborhood are relatively accessible compared with many U.S. markets, which can create some competition from ownership options. Even so, the combination of strong renter concentration, major nearby employment, and daily amenities supports ongoing reliance on multifamily housing and can aid lease retention.
Relative to national benchmarks, this neighborhood sits in lower safety percentiles, meaning reported crime is higher than in many U.S. areas. Within the San Antonio metro, its crime profile is around the middle of 595 neighborhoods, so performance is closer to metro norms than to national comparables.
Trend-wise, property offenses have declined over the past year, which is a constructive signal for investors assessing operational risk. Prudent measures such as lighting, access control, and community partnerships can support leasing and retention while monitoring ongoing trends.
- USAA — insurance & financial services (1.2 miles) — HQ
- USAA Ops Building — insurance operations (1.4 miles)
- USAA Federal Savings Bank — banking (1.7 miles)
- iHeartMedia — media (5.2 miles) — HQ
- Valero Energy — energy (5.4 miles) — HQ
A clustered employment base anchored by USAA, iHeartMedia, and Valero Energy supports renter demand through short commutes and workforce stability.
This 122‑unit, 1985-vintage asset benefits from a deep renter base, strong daily amenities, and proximity to major employers, positioning it for consistent tenant demand. Neighborhood occupancy sits below metro levels, but the high share of renter-occupied units and mid-market rent positioning support retention and measured rent growth as operations tighten. According to CRE market data from WDSuite, local grocery and restaurant density outperform most San Antonio neighborhoods, reinforcing day-to-day convenience that helps leasing.
Being slightly newer than the area’s average stock provides relative competitiveness, though capital plans should assume targeted system updates and common-area improvements to meet current renter expectations. Demographic trends within a 3-mile radius — modest population gains, growth in households, and rising incomes — point to a larger tenant base over time, which can support occupancy stability if safety and leasing execution are managed closely.
- Deep renter base and strong daily convenience underpin demand
- Proximity to major employers supports leasing and retention
- 1985 vintage offers competitive positioning with value-add upside
- Watchpoints: below-metro neighborhood occupancy and lower national safety percentiles