| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 28th | Fair |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 423 Vance Jackson Rd, San Antonio, TX, 78201, US |
| Region / Metro | San Antonio |
| Year of Construction | 1973 |
| Units | 73 |
| Transaction Date | 2012-12-01 |
| Transaction Price | $1,900,000 |
| Buyer | TRIF Tradewond, LLC |
| Seller | Blue Valley Apartments |
423 Vance Jackson Rd San Antonio Multifamily Investment
Neighborhood renter demand is supported by strong daily-needs access and proximity to major employers, according to WDSuite’s CRE market data, with occupancy in the surrounding area showing steady, if moderated, stability. This inner-suburb location offers a pragmatic basis for cash flow while leaving room for operational and physical upside.
Situated in an Inner Suburb of San Antonio, the property benefits from everyday convenience. Grocery and pharmacy density ranks in the top decile among 595 metro neighborhoods, and restaurants are in the top quintile, indicating walkable or short-drive access to essentials and dining. Cafes also over-index versus national norms. Park access and formal childcare options are thinner within neighborhood boundaries, so on-site amenities or nearby private options may help round out livability.
Neighborhood occupancy is measured at the neighborhood level and sits below the metro median but remains broadly stable over time. Median contract rents in the neighborhood are lower than the metro middle and have grown over the last five years, which supports lease-up and retention while suggesting measured pricing power rather than outsized growth. The neighborhood’s renter-occupied share is in the low 40% range, indicating a meaningful, if balanced, tenant base that can support consistent absorption of multifamily units.
Within a 3-mile radius, households have increased even as total population has edged down, pointing to smaller average household sizes and a gradual expansion of the renter pool. Projections through 2028 indicate additional household growth and rising median incomes, which can underpin rent collections and support occupancy stability for well-managed assets. In a metro context, the neighborhood’s overall rating is B (ranked 267 of 595), signaling competitive positioning among San Antonio-New Braunfels neighborhoods without relying on premium pricing.
Home values here sit below the national median, which can introduce some competition from entry-level ownership. For investors, this tilts the strategy toward value, resident retention, and service quality rather than top-end rent pushes. Rent-to-income levels are moderate for the area, which helps manage affordability pressure and supports steady collections. School scores trend below metro averages; family-oriented leasing strategies may benefit from highlighting charter or private options nearby where applicable.
Safety conditions should be evaluated with care. The neighborhood’s safety profile trends below the national median (lower national safety percentiles), and its metro rank indicates it is not among the top-performing areas locally out of 595 neighborhoods. That said, recent year-over-year indicators show improvement across both property and violent offense categories, suggesting a constructive directional trend.
For underwriting, this typically argues for attentive security measures, lighting, and resident engagement programs, while acknowledging that improving trends can aid retention and marketing over the hold period.
Commuting proximity to major corporate anchors supports workforce housing demand and lease retention. The nearby base is anchored by media and large financial services employers, including iHeartMedia and USAA, with additional depth from energy corporate offices.
- Iheartmedia — media HQ (3.5 miles) — HQ
- Usaa — financial services HQ (4.5 miles) — HQ
- Usaa Ops Building — financial services operations (4.8 miles)
- USAA Federal Savings Bank — banking (5.0 miles)
- Valero Energy — energy HQ (8.8 miles) — HQ
423 Vance Jackson Rd offers a pragmatic workforce-oriented play supported by strong daily-needs access and a diversified employment base nearby. Built in 1973, the asset is slightly newer than the neighborhood’s average vintage, which can provide a competitive edge versus older stock while still leaving room for targeted system upgrades and contemporary finishes to drive value-add returns. According to CRE market data from WDSuite, neighborhood-level occupancy has been steady but below the metro median, aligning strategy toward operational execution, resident experience, and measured rent growth rather than aggressive mark-to-market assumptions.
Within a 3-mile radius, household counts have risen and are projected to grow further even as population drifts down, implying smaller households and a broader base of prospective renters. Median incomes are projected to increase, and rent levels remain comparatively accessible, supporting collections and lease stability. Lower home values in the area call for a focus on service, convenience, and value to limit competitive pressure from entry-level ownership. Crime indicators sit below national safety percentiles but have improved year over year, arguing for prudent security investments and vigilant property management.
- Workforce location with top-tier daily-needs access and proximity to major employers supports steady renter demand
- 1973 vintage offers value-add potential via system upgrades and interior modernization versus older local stock
- Neighborhood occupancy stable but below metro median; underwriting should emphasize retention and operational execution
- 3-mile household growth and rising incomes expand the tenant base and support collections
- Risks: below-median safety and competition from entry-level ownership; mitigate with security, service quality, and differentiated resident experience