| 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 | 1983 |
| Units | 122 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3629 Medical Dr San Antonio Multifamily Investment
High renter concentration in the neighborhood supports a deep tenant base, while occupancy trends warrant active leasing strategy, according to WDSuites CRE market data.
Located in San Antonios Urban Core, the area around 3629 Medical Dr balances everyday convenience with workforce housing dynamics. Grocery and dining access are strengths, with grocery density ranked 3rd among 595 metro neighborhoods and restaurants 6th, both in the 99th percentile nationally a favorable backdrop for lease retention and day-to-day livability.
Renter concentration is high, with a large share of housing units renter-occupied (ranked 15th of 595, top quartile among metro neighborhoods). For investors, this indicates depth in the tenant pool and supports demand for multifamily product, even as property-level execution remains important.
Neighborhood occupancy is below national medians (84.9%), pointing to competitive leasing conditions; however, median contract rents sit near the middle of national comparables, which can help maintain pricing competitiveness. With a rent-to-income ratio near 0.26, lease management should monitor affordability pressure while pursuing steady renewal strategies. Median home values are lower relative to national norms, which may create some competition from ownership options, but can also keep multifamily positioned as a more accessible housing choice for a broad workforce.
Construction vintage in the neighborhood averages 1980. The subject propertys 1983 build is slightly newer than the local average, suggesting relative competitiveness versus older stock, while still benefiting from targeted capital plans for system updates or common-area modernization to bolster leasing and retention.
Demographic statistics within a 3-mile radius show a stable population with modest growth and an increase in households, alongside rising median incomes. Forward-looking projections indicate continued household growth and higher incomes, which supports a larger tenant base and can aid occupancy stability over time, based on commercial real estate analysis from WDSuite.
Safety indicators for the neighborhood are mixed and should be weighed carefully. Within the San AntonioNew Braunfels metro, the area sits around the metro median (ranked 287 out of 595 neighborhoods). Compared with neighborhoods nationwide, safety percentiles are on the lower end; however, recent data show a meaningful year-over-year decline in estimated property offenses, suggesting some improvement in trend.
Investors should underwrite appropriate security measures and operating practices, and consider how proximity to major employers and services may support renter demand despite below-average national safety percentiles.
The submarket benefits from proximity to major employers that draw a large professional workforce, supporting renter demand and commute convenience. Notable nearby employers include USAA (multiple facilities), iHeartMedia, and Valero Energy.
- USAA insurance and financial services (1.3 miles) HQ
- Usaa Ops Building operations center (1.5 miles)
- USAA Federal Savings Bank banking (1.7 miles)
- Iheartmedia media HQ (5.1 miles) HQ
- Valero Energy energy HQ (5.5 miles) HQ
This 122-unit, 1983-vintage asset sits in a high-renter concentration neighborhood with strong everyday amenities and access to major employment nodes. While neighborhood occupancy trends are softer than national medians, tenant depth is supported by a large renter-occupied housing base and household growth within a 3-mile radius. According to CRE market data from WDSuite, grocery and restaurant density are standouts locally, reinforcing livability and lease retention.
The 1983 vintage is slightly newer than the neighborhood average (1980), providing a competitive position versus older stock and potential value-add through targeted system upgrades or amenity refreshes. Affordability metrics and median rents near national midpoints suggest room for disciplined revenue management, with ownership costs in the area implying some competition from for-sale housing. Prudent underwriting should account for safety metrics and focus on operational execution to capture demand from nearby employers and the expanding renter base.
- High renter-occupied share signals a deep tenant base and demand resilience
- Exceptional grocery and dining access supports livability and retention
- Slightly newer 1983 vintage with value-add potential via targeted upgrades
- Proximity to major employers underpins leasing and renewal potential
- Risk: Below-median neighborhood occupancy and lower national safety percentiles require active leasing and security strategies