| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Fair |
| Demographics | 20th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3747 West Ave, San Antonio, TX, 78213, US |
| Region / Metro | San Antonio |
| Year of Construction | 1973 |
| Units | 24 |
| Transaction Date | 2022-02-07 |
| Transaction Price | $8,722,500 |
| Buyer | ARBORS AT WEST AVENUE LP |
| Seller | ALT AFFORDABLE HOUSING SERVICES INC ARBO |
3747 West Ave San Antonio Multifamily Investment Opportunity
Neighborhood occupancy is steady at 94.9%, indicating durable renter demand for this Inner Suburb location, according to WDSuite's CRE market data. The property's 1973 vintage suggests potential value-add through targeted upgrades to compete against newer stock.
Located in San Antonio's Inner Suburb fabric, the neighborhood carries a B- rating and ranks 309 out of 595 metro neighborhoods — roughly mid-pack for overall performance. Occupancy of 94.9% is competitive among San Antonio neighborhoods (rank 198 of 595), supporting income stability for well-managed assets.
Daily-life amenities skew toward food and beverage and parks. Cafes are dense (high national percentile), restaurant access is solid, and park access trends above many areas regionally, while on-neighborhood grocery and pharmacy options are limited — a consideration for resident convenience and marketing. Median contract rents sit near the national middle with multi-year growth, and a rent-to-income ratio around 23% points to manageable affordability pressure that can aid renewal retention.
Tenure patterns vary by geography. At the neighborhood level, about 38% of housing units are renter-occupied, implying a more ownership-leaning micro-area. Within a 3-mile radius, renters account for roughly half of occupied units, widening the tenant base for leasing and supporting sustained demand across nearby submarkets.
Three-mile demographics indicate households have grown despite a slight dip in population, signaling smaller household sizes and an expanding addressable renter pool. Looking forward, WDSuite's data shows households within 3 miles are projected to increase meaningfully over the next five years, which can support occupancy stability and absorption for well-positioned assets.
Vintage matters for competitive positioning. The neighborhood's average construction year is 1975; with a 1973 build, this asset is slightly older than the local norm, which typically means planning for systems upgrades and common-area refreshes while offering potential value-add upside relative to newer comparables.
Safety trends are mixed and should be weighed in underwriting. The neighborhood sits below the U.S. average on safety measures (lower national percentiles), and places 282 out of 595 within the San Antonio metro — somewhat below the metro median. Property offenses have declined notably year over year, while violent offenses increased over the same period, per WDSuite's data. For investors, this argues for pragmatic security measures and tenant-experience planning rather than reliance on near-term improvement.
The area benefits from proximity to major employment anchors across media, financial services, and energy, supporting a broad renter pipeline and commute convenience for residents. Key nearby employers include iHeartMedia, USAA — including banking and operations facilities — and Valero Energy.
- Iheartmedia — media (2.9 miles) — HQ
- Usaa — financial services (3.7 miles) — HQ
- Usaa Ops Building — financial services operations (3.9 miles)
- USAA Federal Savings Bank — banking (4.2 miles)
- Valero Energy — energy (7.9 miles) — HQ
This 24-unit, 1973 vintage asset sits in a neighborhood with competitive occupancy and solid amenity access to dining and parks, supporting leasing velocity and renewal potential. Based on CRE market data from WDSuite, the area's occupancy outperforms many San Antonio peers, while a moderate rent-to-income profile suggests room for disciplined revenue management without outsized retention risk.
Investor focus centers on value-add and defensive execution: the vintage implies targeted capex can lift curb appeal and unit finishes versus older comparables, and a wider 3-mile renter base underpins demand even as ownership options remain relatively accessible. Balanced underwriting should account for local safety dynamics and on-neighborhood retail convenience, offset by strong employment access to USAA, iHeartMedia, and Valero.
- Neighborhood occupancy is competitive in the metro, supporting income stability for well-managed assets.
- 1973 vintage offers value-add potential through systems and finish upgrades to improve competitive positioning.
- Diverse employment nearby (media, financial services, energy) supports a broad renter base and leasing durability.
- Moderate rent-to-income dynamics can aid retention while allowing disciplined pricing strategies.
- Risks: below-average safety metrics and limited on-neighborhood grocery/pharmacy access warrant prudent operations and marketing.