| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Poor |
| Demographics | 23rd | Poor |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6840 Pecan Valley Dr, San Antonio, TX, 78223, US |
| Region / Metro | San Antonio |
| Year of Construction | 1976 |
| Units | 96 |
| Transaction Date | 1999-12-01 |
| Transaction Price | $1,710,600 |
| Buyer | TERRAVISTA PARTNERS PECAN MANOR LTD |
| Seller | SAN ANTONIO HOUSING DEVELOPMENT CORP |
6840 Pecan Valley Dr, San Antonio Multifamily Opportunity
Neighborhood data points to a deep renter base and steady occupancy, according to WDSuite’s CRE market data, supporting income stability for well-managed assets in this inner suburb of San Antonio.
The property sits in an Inner Suburb of San Antonio where neighborhood fundamentals are mixed but investable. Grocery and dining access are relative strengths — the area is competitive among San Antonio-New Braunfels neighborhoods for grocery availability and ranks in the top quartile nationally for restaurants per square mile — while parks and café density are limited. These dynamics favor workforce renters who prioritize daily conveniences over lifestyle amenities.
Renter-occupied share in the neighborhood is high (65.2%), placing it well above the metro median and in the top national percentiles, which signals a large tenant base for multifamily operators. Neighborhood occupancy is near 90% with positive five-year momentum, suggesting demand resilience when compared with broader metro trends, based on CRE market data from WDSuite. Median contract rents in the neighborhood track below many core submarkets, positioning value-focused assets to compete on price and retention.
The asset’s 1976 vintage is slightly older than the neighborhood average (1983). For investors, this points to capital planning needs around systems and interiors but also potential value-add upside through targeted renovations to enhance competitiveness against newer stock.
Within a 3-mile radius, recent years show modest population contraction but growth in household counts, pointing to smaller household sizes and a steadying renter pool. Looking ahead to 2028, forecasts indicate population and household expansion within the same 3-mile radius, which would enlarge the tenant base and support occupancy stability if realized. Median home values in the neighborhood are comparatively low for the metro, which can create some competition from ownership options; however, lower monthly rent levels can sustain leasing velocity, particularly for cost-conscious renters. Lease management should account for affordability pressure, as rent-to-income ratios are elevated relative to many U.S. neighborhoods.
Safety indicators for the neighborhood trend below national medians, according to WDSuite’s CRE market data. National percentile readings place the area in a lower safety tier compared with neighborhoods nationwide, which investors should factor into underwriting and on-site management plans.
Recent movement is mixed: estimated property offense rates improved year over year, while violent offense estimates rose over the same period. Among the 595 neighborhoods in the San Antonio-New Braunfels metro, this area performs below average on safety. Operators often address this with visible security protocols, lighting, and community engagement to support tenant retention and asset performance.
Nearby corporate anchors across media, financial services, and energy provide diversified employment nodes accessible by car, supporting renter demand and commute convenience for workforce tenants. The list below highlights key employers within typical driving range of the property.
- Iheartmedia — media HQ (9.5 miles) — HQ
- Usaa — financial services HQ (14.4 miles) — HQ
- Usaa Ops Building — financial services operations (14.6 miles)
- USAA Federal Savings Bank — banking operations (14.8 miles)
- Andeavor — energy HQ (17.8 miles) — HQ
This 96-unit, 1976-vintage asset offers a pragmatic value-add thesis in an Inner Suburb with a large renter base and neighborhood occupancy near 90%. The submarket combines strong day-to-day amenities (notably grocery and restaurants) with below-core rent levels, enabling price-based positioning and potential renovation-driven yield. According to CRE market data from WDSuite, renter concentration is high locally, supporting a deeper tenant pool and consistent leasing.
Forward-looking demographics within a 3-mile radius point to growth in population and households through 2028, which would expand demand and help sustain occupancy. Key underwriting considerations include affordability pressure (elevated rent-to-income ratios), comparatively low neighborhood home values that can offer ownership alternatives, and safety metrics that trail metro leaders — all manageable with conservative assumptions and focused asset management.
- High renter concentration supports a large, stable tenant base and leasing depth.
- Neighborhood occupancy near 90% with positive five-year trend underpins income stability potential.
- 1976 vintage presents value-add and capex angles to compete with newer stock.
- Amenity access (grocery and dining) helps pricing power for workforce renters relative to core submarkets.
- Risks: lower safety rankings, affordability pressure, and ownership competition warrant conservative underwriting and active management.