| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Poor |
| Demographics | 15th | Poor |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 515 Humble Ave, San Antonio, TX, 78225, US |
| Region / Metro | San Antonio |
| Year of Construction | 1984 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
515 Humble Ave San Antonio Multifamily Opportunity
Positioned in an inner-suburban pocket of San Antonio with stable workforce housing demand, this 42-unit, 1984 vintage asset offers value-add potential relative to older nearby stock, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb neighborhood rated D (ranked 559 among 595 metro neighborhoods), indicating conditions below the metro median. However, local amenities are mixed rather than uniformly weak: restaurant density performs in the upper range for the metro and ranks in the 79th percentile nationally, while park access is a relative strength (83rd percentile nationally). Cafés, groceries, and pharmacies are sparse within the immediate neighborhood, which can modestly impact walkable convenience.
With an average construction year of 1964 in the neighborhood, a 1984-vintage property is newer than much of the local stock. That positioning can support competitiveness versus older assets, though systems may still require modernization to meet current renter expectations and to sustain leasing velocity.
Neighborhood occupancy is below the metro median (87.7% and ranked in the lower half locally), suggesting leasing may require hands-on management and pricing discipline. At the same time, unit tenure patterns are favorable beyond the immediate blocks: within a 3-mile radius, approximately 44% of housing units are renter-occupied, which supports a deeper tenant base than the immediate neighborhood alone.
Home values in the neighborhood are on the lower end for the metro (low national percentile) with strong multi-year appreciation. In investor terms, a more accessible ownership market can create competition for renters, yet it also broadens housing options and can keep renewal decisions sensitive to rent-to-income levels. The neighborhood’s rent-to-income ratio sits near the lower national percentiles, pointing to moderate affordability pressure and potential support for retention if value is maintained.
Demographic statistics aggregated within a 3-mile radius show a modest population decline over the past five years, but a concurrent increase in household count and a forecast for further household growth alongside smaller average household sizes. For multifamily, a larger number of smaller households can expand the renter pool and support occupancy stability even when total population is flat to down.
Safety indicators trail both metro and national benchmarks. The neighborhood’s crime rank sits in the lower half of San Antonio’s 595 neighborhoods, and national percentiles for both violent and property offenses are low (safer areas score higher). Investors should underwrite with conservative operating assumptions for security and common-area controls.
That said, recent trends show improvement: violent offense rates declined meaningfully year over year (a stronger improvement relative to many neighborhoods nationwide), and property offenses eased modestly. While these are not guarantees of continued progress, the direction of change is constructive and worth monitoring as part of ongoing asset management.
Proximity to established corporate offices supports a broad employment base and commute convenience that can aid leasing and retention. Notable nearby employers include iHeartMedia, USAA’s major operations, and energy headquarters at Valero and Andeavor.
- iHeartMedia — media headquarters (8.0 miles) — HQ
- USAA — financial services headquarters (10.3 miles) — HQ
- USAA Ops Building — financial services operations (10.5 miles)
- USAA Federal Savings Bank — banking (10.8 miles)
- Valero Energy — energy headquarters (14.4 miles) — HQ
This 42-unit, 1984-vintage asset offers relative age advantage versus much of the surrounding 1960s-era stock, providing a practical platform for focused value-add upgrades. Neighborhood occupancy trends are below the metro median, so results will hinge on disciplined operations; however, within a 3-mile radius, household counts have risen and are projected to grow further as average household size declines, expanding the renter pool and supporting leasing fundamentals. Park access and dining density outpace other local amenities, offering livability traits that can help differentiate renovated units.
Home values remain comparatively low in the immediate neighborhood, which can introduce competition with entry-level ownership. Even so, rent-to-income levels suggest manageable affordability pressure, and steady renewal management can sustain retention. According to CRE market data from WDSuite, the area has seen year-over-year improvement in violent offense rates, a positive trend to monitor alongside standard security measures and community programming.
- 1984 vintage is newer than nearby stock, creating value-add upside through targeted renovations and systems modernization.
- Expanding 3-mile household base and sizable renter concentration support tenant demand and occupancy stability.
- Strong park and restaurant access relative to national benchmarks helps unit positioning and leasing.
- Ownership costs are comparatively accessible nearby, requiring competitive pricing and renewal strategies to limit resident drift to ownership.
- Risk: Safety metrics trail metro and national norms; incorporate security, lighting, and resident engagement into underwriting.