| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Good |
| Demographics | 41st | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4000 Horizon Hill Blvd, San Antonio, TX, 78229, US |
| Region / Metro | San Antonio |
| Year of Construction | 1982 |
| Units | 28 |
| Transaction Date | 2023-05-23 |
| Transaction Price | $30,927,820 |
| Buyer | 4000 HORIZON HILL LLC |
| Seller | DE 4000 HORIZON HILL LLC |
4000 Horizon Hill Blvd, San Antonio Multifamily Investment
Renter-occupied housing is widespread in the surrounding neighborhood, supporting a durable tenant base, and neighborhood occupancy has trended modestly higher over the past five years, according to WDSuite’s CRE market data.
Located in an inner-suburb pocket of San Antonio, the neighborhood rates A- and ranks 152 out of 595 metro neighborhoods — competitive among San Antonio neighborhoods. Restaurant and daily-needs access are strong, with restaurant, grocery, and pharmacy density well above national norms, which helps leasing and retention for working households.
The area shows a high share of renter-occupied units (neighborhood tenure data), indicating depth in the multifamily tenant pool and potential demand stability. Neighborhood occupancy is in the upper 80s and has edged up over the past five years, a constructive signal for near-term leasing. Median contract rents sit in a middle market band for San Antonio, and the rent-to-income ratio suggests manageable affordability pressure that still warrants active lease management.
Within a 3-mile radius, households have grown in recent years and are projected to expand further through 2028 alongside a modest decrease in average household size. This combination typically broadens the renter pool and can support occupancy stability and steady absorption. Home values in the neighborhood are mid-range for the metro; while ownership is accessible for some, that context generally sustains rental demand but can limit aggressive pricing in weaker macro periods.
Parks access is comparatively strong and amenities are convenient, which can help tenant retention. While school ratings data appear limited here, investors often lean on location fundamentals, commute connectivity, and service availability. Overall, the area presents balanced fundamentals that, in aggregate, are supportive of multifamily performance based on commercial real estate analysis from WDSuite.
Safety indicators point to conditions that are below national averages, and the neighborhood ranks 283 out of 595 within the San Antonio metro — around the metro median but with a tilt toward higher reported crime relative to peers. Nationally, the neighborhood sits in a lower safety percentile, so investors should underwrite prudent security, lighting, and operational protocols.
Recent trend data are directionally positive: both property and violent offenses have declined year over year, according to WDSuite. While one-year improvements are encouraging, conservative assumptions and appropriate CapEx/OpEx allowances for safety measures remain advisable.
Proximity to major corporate offices anchors a broad employment base that supports renter demand and commute convenience, led by USAA, iHeartMedia, and Valero Energy.
- USAA — financial services HQ (1.8 miles) — HQ
- USAA Ops Building — financial services operations (2.0 miles)
- USAA Federal Savings Bank — banking (2.3 miles)
- iHeartMedia — media HQ (4.9 miles) — HQ
- Valero Energy — energy HQ (6.0 miles) — HQ
Built in 1982, the property sits near the neighborhood’s average vintage, giving investors a clear playbook: maintain competitive positioning with targeted renovations and system updates while leveraging a deep renter base. Neighborhood occupancy has improved in recent years and tenure data indicate a high concentration of renter-occupied units, supporting demand resilience. Within a 3-mile radius, households are projected to increase meaningfully by 2028 as average household size trends lower, expanding the renter pool and supporting steady leasing.
Home values are mid-range for the metro, which sustains renter reliance on multifamily housing but can temper near-term pricing power in softer cycles. According to CRE market data from WDSuite, local rents are in a middle band and affordability pressure appears manageable, suggesting that thoughtful rent setting and value-add upgrades can drive NOI without overextending residents.
- Deep renter concentration in the neighborhood supports a broad tenant base and occupancy stability.
- 1982 vintage presents value-add and modernization opportunities to enhance competitive standing.
- Household growth within 3 miles and shrinking household size point to renter pool expansion through 2028.
- Mid-range ownership costs sustain rental demand while encouraging disciplined rent management.
- Risk: Safety metrics trail national averages; underwriting should include security and operational contingencies.