| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Fair |
| Demographics | 41st | Fair |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 801 Gentleman Rd, San Antonio, TX, 78201, US |
| Region / Metro | San Antonio |
| Year of Construction | 1974 |
| Units | 20 |
| Transaction Date | 2020-05-05 |
| Transaction Price | $212,500 |
| Buyer | HERNANDEZ JESSICA FRANCES |
| Seller | DELA PAZ MIGUEL ANGEL GARCIA |
801 Gentleman Rd, San Antonio — Value-Add Multifamily
High renter concentration in the surrounding neighborhood supports a deep tenant base and durable leasing, according to WDSuite’s CRE market data. Metrics cited reflect neighborhood conditions rather than this specific property.
Situated in an inner-suburb pocket of San Antonio-New Braunfels (neighborhood rating: B+), the area ranks 170 out of 595 metro neighborhoods — above the metro median and competitive among San Antonio neighborhoods. Daily-needs access is a local strength: grocery and restaurant density sit in the national top quartile, while pharmacies and childcare options also track well above national norms. Park and cafe counts are limited, so livability benefits skew toward essentials over lifestyle offerings.
Renter-occupied housing makes up a large share of neighborhood units (72% renter concentration), indicating depth in the tenant pool for multifamily operators. Neighborhood occupancy is roughly stable over the past five years, though current levels trail the metro median, suggesting leasing remains steady but competitive. Median asking rents in the neighborhood track below national midpoints, and median home values reflect a more accessible ownership market by price; however, the neighborhood’s high value-to-income ratio (top decile nationally) implies a high-cost ownership context relative to local incomes — dynamics that can sustain reliance on rental housing and support pricing power when managed carefully.
Within a 3-mile radius, recent trends show a modest decline in population but growth in households and families, pointing to smaller household sizes and a gradual expansion of the renter pool. Projections indicate continued household growth alongside a decrease in average household size through 2028, which can translate into a larger tenant base and support occupancy stability. Rent levels in this 3-mile area are forecast to rise from today’s levels, reinforcing the case for steady demand, per multifamily property research from WDSuite.
Vintage context matters. The property was built in 1974, modestly older than the neighborhood’s average vintage (1970). For investors, this typically means planning for ongoing capital expenditures and targeted renovations to maintain competitiveness against newer stock, with potential value-add upside where unit and system updates can unlock rent gains.
Safety signals are mixed when viewed across geographies. Within the San Antonio-New Braunfels metro, the neighborhood’s crime rank is 13 out of 595, indicating higher reported crime relative to many local peers. Nationally, however, the area falls around the upper quartile for safety (78th percentile), with property crime around the mid-to-strong range (65th percentile) and violent crime near the national midpoint (50th percentile). Recent trend data points to notable year-over-year declines in both violent and property offenses, which supports a constructive trajectory. These indicators describe neighborhood-level patterns, not the property itself.
The immediate area benefits from proximity to major corporate offices that underpin steady renter demand through short commutes. Notable employers include USAA’s headquarters and operations facilities, iHeartMedia’s headquarters, and Valero Energy’s headquarters.
- USAA — corporate offices (3.3 miles) — HQ
- USAA Ops Building — corporate offices (3.6 miles)
- USAA Federal Savings Bank — corporate offices (3.8 miles)
- iHeartMedia — corporate offices (4.5 miles) — HQ
- Valero Energy — corporate offices (7.6 miles) — HQ
This 20-unit asset at 801 Gentleman Rd offers exposure to a renter-heavy neighborhood where household growth within 3 miles and smaller household sizes point to gradual renter pool expansion. According to CRE market data from WDSuite, neighborhood occupancy has maintained over time but sits below the metro median, suggesting a leasing environment where hands-on management, targeted upgrades, and disciplined pricing can capture demand without overextending concessions.
The 1974 vintage implies near- to mid-term capital planning for interiors and systems, creating value-add potential to reposition against older comparables and support rent lifts. Strong access to daily needs and proximity to anchor employers bolster retention, while a high value-to-income environment and rising rent forecasts in the 3-mile area support sustained reliance on rental housing. Investors should weigh these strengths against affordability pressure (elevated rent-to-income at the neighborhood level) and localized crime rankings within the metro, which call for thoughtful asset management and resident experience initiatives.
- Renter-heavy neighborhood supports a deep tenant base and steady leasing
- Household growth and smaller household sizes within 3 miles expand renter demand over time
- 1974 vintage offers value-add potential with targeted renovations and system updates
- Proximity to major employers (USAA, iHeartMedia, Valero) supports retention and leasing stability
- Risks: affordability pressure and above-metro crime ranking require proactive leasing and resident services