| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Best |
| Demographics | 19th | Poor |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7979 W Military Dr, San Antonio, TX, 78227, US |
| Region / Metro | San Antonio |
| Year of Construction | 1980 |
| Units | 70 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7979 W Military Dr San Antonio Multifamily Investment
Neighborhood occupancy is competitive in the San Antonio metro and renter demand is supported by a majority of renter-occupied housing units, according to WDSuite’s CRE market data. This location offers stable working-class tenancy with room for value-add positioning.
The surrounding neighborhood carries a B+ rating and ranks 174 out of 595 San Antonio neighborhoods, making it competitive among metro peers. Neighborhood occupancy is measured at 94.5% (neighborhood-level), which places it in the 68th percentile nationally — a constructive indicator for lease stability in comparable multifamily assets.
Within a 3-mile radius, households increased even as population edged down, reflecting smaller average household sizes and a broader tenant base. Forecasts point to further household growth by 2028, reinforcing a deeper renter pool and supporting occupancy. Renter-occupied units represent a slight majority today and are projected to expand, which generally benefits leasing continuity for workforce apartments.
Amenity access is balanced for a suburban setting, with neighborhood measures for cafes, childcare, parks, pharmacies, groceries, and restaurants testing around the upper-middle range nationally (generally mid-60s to upper-70s percentiles). Average school ratings in the neighborhood track below metro and national norms, which can be a consideration for family-oriented leasing but is often less determinative for smaller-unit, value-oriented product.
Home values in the neighborhood sit near the lower national tier but the value-to-income ratio trends higher than many areas, indicating that ownership can be relatively demanding for local incomes; this dynamic typically sustains reliance on rental housing and can support retention. Median neighborhood contract rents have risen over the last five years and are projected to continue increasing, underscoring pricing power potential for well-positioned properties. Investors should note the neighborhood rent-to-income ratio near one-third, which suggests some affordability pressure and calls for attentive lease management and renewal strategies.
The asset’s 1980 construction is older than the neighborhood’s newer average stock, which implies potential capital planning for systems and interiors. That age gap also sets up a clear value-add story to compete against 2010s-vintage deliveries with targeted renovations, common-area refreshes, and operational upgrades.
Safety conditions should be evaluated with care. The neighborhood’s crime rank is 393 out of 595 San Antonio neighborhoods, indicating below-metro-average safety and a weaker national standing (crime measures sit in the lower national percentiles). Property crime shows recent improvement, with estimated rates trending down year over year, while violent crime has ticked up over the same period. These are neighborhood-level indicators and can vary by block; investors typically address this through security protocols, lighting, and resident engagement.
In comparative terms, the area does not place in the top quartile nationally for safety but has seen momentum in property offense reductions. Monitoring trend direction and coordinating with local resources can help support resident satisfaction and retention.
Proximity to large financial services and energy employers provides a broad, commuting tenant base that supports leasing and renewals. Notable nearby anchors include USAA’s major operations, iHeartMedia, and Valero Energy.
- USAA — financial services (8.3 miles) — HQ
- USAA Ops Building — financial services operations (8.4 miles)
- USAA Federal Savings Bank — banking (8.6 miles)
- iHeartMedia — media (10.1 miles) — HQ
- Valero Energy — energy (11.4 miles) — HQ
This 70-unit property built in 1980 sits in a neighborhood with above-median occupancy for the metro and a renter-occupied majority, supporting day-to-day leasing stability. Household counts within a 3-mile radius have risen and are projected to grow further even as average household size declines — a combination that typically expands the renter pool and helps sustain occupancy. According to CRE market data from WDSuite, neighborhood rents have trended upward and are forecast to continue rising, which favors well-managed, value-oriented assets.
Relative to a neighborhood average construction year in the 2010s, the asset’s earlier vintage points to clear value-add potential through unit and systems upgrades to improve competitive positioning. Investors should also account for affordability pressure at the neighborhood level and local safety considerations when planning marketing, screening, and resident services to support retention and NOI consistency.
- Competitive neighborhood occupancy and renter-occupied majority support stable leasing
- 1980 vintage offers value-add and repositioning potential versus newer local stock
- Household growth within 3 miles expands the tenant base and supports occupancy
- Upward neighborhood rent trends provide room for NOI gains with prudent execution
- Risks: neighborhood safety ranks below metro average and rent-to-income near one-third warrants careful lease management