| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Good |
| Demographics | 57th | Good |
| Amenities | 30th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5455 Rowley Rd, San Antonio, TX, 78240, US |
| Region / Metro | San Antonio |
| Year of Construction | 2007 |
| Units | 84 |
| Transaction Date | 2016-03-04 |
| Transaction Price | $9,550,000 |
| Buyer | VR PALAZZO HOLDINGS LIMITED |
| Seller | HUNT NORMANDIE INVESTORS LLC |
5455 Rowley Rd San Antonio Multifamily Opportunity
Renter demand in this Urban Core pocket is reinforced by a high neighborhood renter concentration and steady occupancy, according to CRE market data from WDSuite. With an 84-unit scale and 2007 vintage, the asset is positioned to compete for tenants seeking convenience near major employers.
The property s Urban Core location sits within a neighborhood rated B+ (ranked 205 of 595 in the San Antonio-New Braunfels metro), which is competitive among metro neighborhoods. Local occupancy measured at the neighborhood level sits around the national middle, supporting baseline stability without relying on outsized rent growth.
Livability is driven by strong food access and daily needs: restaurants and grocery options index well above national norms, while parks, cafes, childcare, and pharmacies are limited in the immediate vicinity. For investors, this mix favors convenience-oriented renters but may require targeted amenity programming on-site to enhance resident experience.
Vintage matters: built in 2007 versus a neighborhood average year of 1998, the asset is newer than much of the nearby stock. That positioning can aid leasing and retention, while investors should still plan for mid-life building systems, common-area refreshes, and unit-level updates to sustain competitiveness.
Tenure signals are constructive for multifamily: at the neighborhood level, an estimated 75.7% of housing units are renter-occupied, indicating a deep tenant base and broad demand for apartments rather than for-sale housing. Within a 3-mile radius, households have increased over the past five years and are projected to expand further, implying a larger renter pool and support for occupancy stability.
Affordability dynamics are mixed. Neighborhood median contract rents sit modestly above national midpoints, and the rent-to-income ratio around 0.27 suggests manageable but present affordability pressure a consideration for lease management and renewal strategies. Home values track below national averages, which can invite some competition from entry-level ownership; however, a strong renter concentration typically sustains multifamily demand and lease-up velocity.
Neighborhood safety trends warrant a balanced view. Relative to neighborhoods nationwide, safety indicators rank below average, signaling a higher incidence of reported offenses. However, recent year-over-year data show double-digit declines in both violent and property offense rates, indicating improvement momentum rather than deterioration.
Within the San Antonio-New Braunfels metro (595 neighborhoods), the area s crime ranking places it in the mid-to-lower tier rather than top quartile. Investors should account for standard security measures and resident communications, while noting the recent downward trend that can support leasing and retention if sustained.
Proximity to major corporate offices supports a sizable workforce renter base and commute convenience, led by USAA s campus presence, energy headquarters, and media/banking operations noted below.
- USAA corporate offices (2.4 miles) HQ
- Usaa Ops Building corporate offices (2.6 miles)
- USAA Federal Savings Bank banking operations (2.7 miles)
- Valero Energy energy HQ & corporate offices (5.9 miles) HQ
- iHeartMedia media headquarters (7.0 miles) HQ
5455 Rowley Rd combines a 2007 vintage and 84-unit scale with a renter-heavy Urban Core location. At the neighborhood level, occupancy trends hover near national midpoints, and the renter-occupied share is high, reinforcing depth of tenant demand and supporting leasing stability relative to peers. Within a 3-mile radius, households have grown and are projected to increase further, pointing to a larger tenant base and sustained absorption.
Operationally, the asset s newer-than-neighborhood stock can be leveraged for competitive positioning, while prudent capital planning for mid-life systems and selective interior upgrades can capture value-add upside. According to CRE market data from WDSuite, local rents sit modestly above national midpoints and are projected to rise from today s levels, suggesting pricing power if operators manage affordability pressure and monitor safety perceptions as crime rates continue to ease.
- Renter-heavy submarket supports demand depth and occupancy stability.
- 2007 vintage offers competitive positioning versus older nearby stock with scope for targeted upgrades.
- Convenience-oriented location with strong grocery and restaurant access attractive to workforce renters.
- Directional rent growth potential supported by market fundamentals and household expansion within 3 miles.
- Risks: subpar national safety positioning and affordability pressure require active management and resident retention focus.