| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Good |
| Demographics | 41st | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7733 Louis Pasteur Dr, San Antonio, TX, 78229, US |
| Region / Metro | San Antonio |
| Year of Construction | 1996 |
| Units | 26 |
| Transaction Date | 2000-05-19 |
| Transaction Price | $9,750,000 |
| Buyer | THE VINTAGE APARTMENT PARTNERS |
| Seller | FRANKEL EDWARD B |
7733 Louis Pasteur Dr, San Antonio Multifamily Investment
Positioned in San Antonio s Inner Suburb near major employment hubs, this 26-unit asset benefits from a deep renter base and steady neighborhood occupancy, according to WDSuite s CRE market data. Recent rent and household growth trends suggest resilient renter demand relative to ownership alternatives.
The property sits in an Inner Suburb location that is competitive among San Antonio New Braunfels neighborhoods (ranked 152 of 595). Neighborhood amenities favor daily needs: restaurant density tracks in the upper national percentiles, and grocery and pharmacy access are strong, while cafes and childcare options are limited. Investors should expect convenience for residents but not a true lifestyle retail corridor.
Construction vintage in the area skews earlier (average 1982). With a 1996 build, the property is newer than much of the surrounding stock, supporting relative competitiveness versus older assets while still warranting periodic system upgrades and modernization in capital plans.
Neighborhood occupancy has shown a modest multi-year uptick, supporting leasing stability, though current levels sit below the metro median. Renter-occupied share in the neighborhood is elevated, indicating a deep tenant base for multifamily operators. Within a 3-mile radius, households have increased over the past five years and are projected to expand further, pointing to a larger tenant base and potential support for occupancy and rent growth.
Home values in the area reflect a higher value-to-income relationship versus many U.S. neighborhoods, which can sustain reliance on rental housing and help pricing power for well-positioned assets. Rent-to-income levels suggest manageable affordability pressure, underscoring the need for disciplined lease management and renewal strategies.
Safety indicators here trend below both metro and national averages, with the neighborhood tracking in the lower national percentiles for violent and property offenses. Within the San Antonio New Braunfels metro (595 neighborhoods), the area ranks in the less favorable half for crime. Recent year-over-year declines in both property and violent offense estimates signal improvement, but risk remains elevated relative to many peer neighborhoods.
Investors should underwrite with prudent assumptions: consider visible security measures, lighting, and partnership with professional management to support resident retention and mitigate exposure. Compare loss history and operating practices against submarket peers rather than block-level anecdotes.
Proximity to large corporate campuses supports workforce housing demand and commute convenience for residents, notably across financial services and media. Key anchors nearby include USAA, iHeartMedia, and Valero Energy.
- USAA finance & insurance (1.7 miles) — HQ
- USAA Ops Building — finance & insurance operations (1.9 miles)
- USAA Federal Savings Bank — banking (2.2 miles)
- iHeartMedia — media headquarters (5.5 miles) — HQ
- Valero Energy — energy headquarters (5.9 miles) — HQ
This 26-unit, mid-1990s asset offers a practical balance of renter demand and operational defensibility. The 1996 construction is newer than much of the neighborhood s 1980s-era stock, supporting competitive positioning while still calling for targeted modernization and system refresh over a hold. Elevated renter concentration locally and within a 3-mile radius points to a durable tenant base. According to CRE market data from WDSuite, neighborhood occupancy has trended up over five years, and household growth nearby signals incremental support for lease-up and retention.
Investors should underwrite disciplined rent strategies given below-metro-median occupancy and a safety profile that lags stronger submarkets. At the same time, a high value-to-income environment relative to many U.S. neighborhoods helps sustain reliance on multifamily housing, and forecast household growth within 3 miles suggests a larger renter pool over the next cycle.
- Newer 1996 vintage versus neighborhood average supports competitive positioning with manageable capex for modernization.
- Deep renter base: high renter-occupied share locally and projected household expansion within 3 miles.
- Ownership costs relative to income reinforce rental demand and potential pricing power for well-managed units.
- Risk: below-metro-median occupancy and elevated safety concerns require conservative underwriting and active management.