| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Poor |
| Demographics | 11th | Poor |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 538 Hot Wells Blvd, San Antonio, TX, 78223, US |
| Region / Metro | San Antonio |
| Year of Construction | 1976 |
| Units | 104 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
538 Hot Wells Blvd San Antonio Multifamily Investment
Renter-occupied housing is prevalent in the immediate neighborhood, supporting depth of tenant demand amid mid-range occupancy, according to WDSuite’s CRE market data. The 1976 vintage suggests competitive positioning versus older local stock with potential for targeted modernization to drive returns.
This Inner Suburb location in San Antonio offers everyday convenience anchored by essential retail access. Neighborhood grocery and pharmacy density ranks in the top quartile nationally, while restaurants sit above the national median; however, parks, cafes, and childcare are limited. For investors, that mix points to reliable daily-needs traffic without the premiums associated with lifestyle districts.
Neighborhood occupancy is around the national mid-range, while the share of housing units that are renter-occupied is notably high (96th percentile nationally). For multifamily owners, that renter concentration indicates a broad tenant base and supports leasing stability across cycles rather than reliance on a thin pool of prospects.
The subject was built in 1976, newer than the neighborhood’s average construction year (1960). That positioning can be an advantage versus older comparables, while still warranting prudent capital planning for systems and finishes to capture value-add upside.
Within a 3-mile radius, households have grown even as population edged lower historically, and projections call for population and household expansion through 2028 alongside rising incomes and rents (based on CRE market data from WDSuite). This combination suggests a larger tenant base over the medium term and supports occupancy stability and measured pricing power.
Ownership costs in the immediate area are relatively accessible compared with national norms, which can introduce some competition from entry-level ownership. Even so, high renter concentration and steady daily-needs amenities reinforce multifamily demand and lease retention for well-managed assets.
Relative to the San Antonio–New Braunfels metro, this neighborhood’s safety profile trends below the metro median (crime rank 432 among 595 neighborhoods). Nationally, it sits in a lower safety tier (around the 23rd percentile), so underwriting should incorporate enhanced security measures and prudent loss assumptions.
Property offenses are elevated compared with neighborhoods nationwide (approximately the 5th percentile for safety), with a modest year-over-year improvement, while violent offenses track in a lower national safety tier (around the 4th percentile) with a recent uptick. For investors, these patterns argue for operational focus on lighting, access control, and partnerships with local law enforcement, balanced against the renter demand supported by nearby employers and essential retail.
The area is supported by a diversified employment base, with proximity to corporate offices that align with workforce housing demand and manageable commutes. Notable nearby employers include iHeartMedia and multiple USAA facilities, along with Andeavor.
- iHeartMedia — media corporate offices (8.6 miles) — HQ
- USAA — financial services corporate offices (13.3 miles) — HQ
- USAA Ops Building — financial services operations (13.6 miles)
- USAA Federal Savings Bank — banking services (13.8 miles)
- Andeavor — energy corporate offices (17.1 miles) — HQ
This 104-unit, 1976-vintage asset benefits from a high concentration of renter-occupied housing in the neighborhood and access to essential retail that supports day-to-day living. Neighborhood occupancy trends are mid-range, and the area’s renter base is deep relative to national norms, providing a foundation for lease-up stability. According to CRE market data from WDSuite, the 3-mile radius shows rising household counts and income growth projections through 2028, which points to a larger tenant pool and potential for steady rent performance.
Being newer than much of the surrounding stock creates room to outperform older comparables with targeted renovations, while ownership costs in the area remain relatively accessible—an element that warrants competitive positioning and thoughtful amenity programming. Safety metrics trail metro and national averages, so returns hinge partly on disciplined operations and security investments that protect occupancy and retention.
- High renter concentration supports deep tenant demand and leasing stability
- 1976 vintage offers value-add upside versus older neighborhood stock
- Essential-retail access and nearby employers bolster workforce housing appeal
- 3-mile outlook shows household and income growth, supporting rent durability
- Risks: below-median safety and some competition from ownership require strong operations and targeted security