| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Good |
| Demographics | 26th | Poor |
| Amenities | 21st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4227 Family Tree, San Antonio, TX, 78222, US |
| Region / Metro | San Antonio |
| Year of Construction | 1984 |
| Units | 68 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4227 Family Tree, San Antonio Multifamily Opportunity
The surrounding neighborhood shows a solid renter concentration (about 45% of housing units are renter-occupied), supporting a deeper tenant base, according to WDSuite’s CRE market data.
Located in an inner-suburb pocket of San Antonio, the neighborhood rates C and sits below the metro median (ranked 422 among 595 metro neighborhoods). Investors should view this as a workforce location where pricing and renter depth matter more than premium amenities.
Livability is mixed: grocery access is comparatively strong (around the 71st percentile nationally), while parks, cafes, and childcare options are thin relative to other areas. Average school ratings track well below national norms, which may influence family-driven demand but is typical for value-oriented submarkets.
For multifamily fundamentals, neighborhood occupancy is in the high 80s and trails the metro median (rank 413 of 595), but the renter concentration is top quartile nationally (rank 131 of 595; about 45% renter-occupied units). That combination suggests a sizable renter pool with some leasing variability to manage. Home values are on the lower end for the region, yet the value-to-income ratio sits in a relatively high national percentile, indicating a high-cost ownership market in relative terms—conditions that can sustain rental demand and lease retention.
Within a 3-mile radius, recent years show relatively flat population but growth in households, pointing to smaller household sizes and a broader tenant base. Forward-looking projections indicate continued household growth and rising contract rents, reinforcing demand for rental units. Based on commercial real estate analysis from WDSuite, this submarket profile supports steady renter demand with emphasis on affordability and effective lease management.
Safety indicators in this neighborhood trail both metro and national norms. The area ranks 196 out of 595 San Antonio–New Braunfels neighborhoods on overall crime (a lower rank indicates higher crime exposure), and national percentiles for violent and property offenses sit in lower ranges. That said, year-over-year trends show improvement, with both violent and property offense rates declining, suggesting risk is moving in a better direction even as relative positioning remains below average.
The broader employment base includes media and large financial services headquarters within commuting range, supporting workforce housing demand and potential leasing stability for renters tied to these employers.
- Iheartmedia — media HQ (8.7 miles) — HQ
- Usaa — financial services (14.4 miles) — HQ
- Usaa Ops Building — financial services operations (14.6 miles)
- USAA Federal Savings Bank — banking (14.9 miles)
- Andeavor — energy (16.5 miles) — HQ
Built in 1984, the asset is older than nearby housing stock (average 1998), pointing to clear value-add potential through unit renovations and systems upgrades. Neighborhood occupancy sits below the metro median, but renter concentration is strong and ownership remains relatively costly compared with incomes, which can sustain rental demand and support retention. Within a 3-mile radius, households have been increasing and are projected to expand further, implying a larger tenant base and support for stabilized occupancy over time.
Operational focus should prioritize affordability positioning and leasing execution. According to CRE market data from WDSuite, grocery access outperforms while amenities and schools lag, suggesting competitive strategy around value, security, and resident services rather than amenity premiums. Safety metrics are improving on a year-over-year basis, but investors should underwrite to conservative assumptions and consider security upgrades as part of the business plan.
- 1984 vintage offers value-add levers via interior upgrades and system modernization.
- Strong renter concentration supports steady tenant demand and lease-up depth.
- Household growth within 3 miles expands the renter pool and supports occupancy stability.
- Grocery access outperforms, while limited parks/cafes and below-average schools favor value-focused positioning.
- Risk: Safety metrics lag peers; assume conservative underwriting and consider targeted security investments.