| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Fair |
| Demographics | 41st | Fair |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4210 Fredericksburg Rd, San Antonio, TX, 78201, US |
| Region / Metro | San Antonio |
| Year of Construction | 1974 |
| Units | 39 |
| Transaction Date | 2015-06-29 |
| Transaction Price | $9,721,300 |
| Buyer | HGB 321 LLC |
| Seller | JOUL 321 LLC |
4210 Fredericksburg Rd San Antonio Multifamily Investment
Positioned in an inner-suburban pocket with established renter demand, the neighborhood shows high renter concentration and steady occupancy, according to WDSuite’s CRE market data. Investors evaluating this submarket should note that occupancy and rent dynamics referenced here reflect neighborhood conditions, not the property.
This inner-suburban location sits competitively within the San Antonio-New Braunfels metro. Amenity access ranks 51st out of 595 metro neighborhoods, placing it in the top quartile locally, with strong daily-needs coverage supported by grocery and pharmacy density (both near the 90th–97th national percentiles). Restaurant choice is deep for the metro (also around the 97th percentile nationally), while parks and cafes are comparatively limited, which investors should factor into resident lifestyle positioning.
Neighborhood occupancy is 90.0% and has improved over the past five years, indicating durable leasing fundamentals at the neighborhood level. Renter-occupied housing share is high at 72.2% (98th percentile nationally), signaling a deep tenant base for multifamily. Median contract rents are lower than many U.S. locations, but neighborhood-level rent-to-income (0.38) suggests affordability pressure that warrants attentive lease management and value-oriented finishes rather than premium repositioning.
Within a 3-mile radius, demographics show a modest population decline over five years but growth in households and families, with forecasts pointing to further household gains and smaller household sizes. For investors, that combination generally expands the renter pool and supports occupancy stability, even as overall population trends remain flat to slightly negative.
Home values in the neighborhood are relatively modest in absolute terms, yet elevated versus local incomes (value-to-income ratio near the 95th national percentile). In practice, this high-cost ownership context relative to incomes tends to sustain reliance on rental housing, supporting tenant retention and consistent demand for well-managed, functional units.
Neighborhood safety benchmarks are comparatively favorable in a national context, with overall crime measures around the top quartile nationally. Recent trend indicators show notable year-over-year improvement in both property and violent offense rates, which supports a more stable operating outlook for resident retention and leasing.
Within the San Antonio-New Braunfels metro (595 neighborhoods), the area performs competitive to above average on several safety trend metrics. While conditions can vary block to block, the multi-year direction is constructive, and investors can underwrite with cautious optimism while still accounting for typical urban-suburban risk management (lighting, access control, and resident screening).
The area is anchored by large, stable employers in finance, media, and energy—providing a diversified employment base that supports renter demand and commute convenience. Notable nearby employers include USAA, iHeartMedia, and Valero Energy.
- USAA — financial services (3.7 miles) — HQ
- USAA Ops Building — financial services operations (3.9 miles)
- iHeartMedia — media (4.1 miles) — HQ
- USAA Federal Savings Bank — banking (4.2 miles)
- Valero Energy — energy (8.0 miles) — HQ
The asset’s neighborhood exhibits durable renter fundamentals: a high share of renter-occupied units, steady occupancy, and daily-needs amenities that align with workforce housing. According to CRE market data from WDSuite, neighborhood occupancy has trended upward in recent years, while ownership remains relatively expensive versus incomes—conditions that typically reinforce multifamily demand and support retention.
Within a 3-mile radius, households are growing and forecast to expand further even as population remains flat to slightly down, implying smaller household sizes and a broader renter pool. Investors can target pragmatic unit improvements and cost control to capture demand, while acknowledging affordability pressure at the neighborhood level and underwriting to service-oriented operations.
- High renter concentration supports a deep tenant base and leasing stability.
- Neighborhood occupancy has improved over five years, indicating resilient demand.
- Daily-needs amenities (grocers, pharmacies, restaurants) are strong relative to metro peers.
- 3-mile household growth and smaller household sizes expand the renter pool over the forecast horizon.
- Risk: Neighborhood rent-to-income levels indicate affordability pressure—prioritize value-forward renovations and disciplined renewals.