| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Poor |
| Demographics | 23rd | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 814 Pleasanton Rd, San Antonio, TX, 78214, US |
| Region / Metro | San Antonio |
| Year of Construction | 1981 |
| Units | 111 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
814 Pleasanton Rd San Antonio Multifamily Opportunity
Workforce-oriented demand and proximity to major employers support steady leasing potential, with rent levels that leave room for management-driven value creation, according to WDSuite’s CRE market data.
Located in San Antonio’s inner-south side, the neighborhood rates a C and sits above the metro median for parks and daily needs access. Restaurant density is strong (top decile nationally), and grocery access is competitive among San Antonio neighborhoods (ranked 120 of 595), while cafes and pharmacies are limited. For investors, this mix points to everyday convenience that can aid retention, even if lifestyle retail remains thin.
The area’s renter concentration is moderate, with roughly four in ten housing units renter-occupied at the neighborhood level and a similar share within a 3-mile radius. That depth of renter-occupied stock indicates a meaningful tenant base without overreliance on transient demand. Neighborhood occupancy is softer than many San Antonio peers and has eased over the last five years, so underwriting should emphasize leasing execution and asset-specific positioning.
Within a 3-mile radius, recent years show a small population contraction but a net increase in households, and forecasts point to additional household growth by 2028 alongside smaller average household sizes. For multifamily, a rising household count with smaller households typically supports a larger tenant base and demand for smaller units, which can stabilize occupancy and reduce downtime between turns.
Home values are comparatively accessible versus many U.S. neighborhoods, and rent-to-income levels are favorable, reinforcing lease retention and payment durability. That said, lower ownership costs can create some competition for renters at certain price points; operators may benefit from emphasizing convenience, turn-key living, and flexible terms over ownership. The property’s 1981 vintage is newer than the neighborhood’s mid-century housing stock, offering relative competitiveness, while still warranting targeted system upgrades or value-add enhancements to meet contemporary expectations.
Safety trends are mixed and should be evaluated carefully in underwriting. The neighborhood ranks 440 out of 595 San Antonio–area neighborhoods on crime, indicating below-metro-average safety. Nationally, the area sits in lower percentiles for safety, though recent data show property offenses easing year over year while violent offenses have risen, according to WDSuite’s CRE market data. Investors typically address this with lighting, access controls, and community engagement, and by aligning security measures with tenant profile and operating budgets.
Nearby corporate anchors provide a broad white-collar employment base that supports renter demand and commuting convenience, including iHeartMedia, USAA, and Valero Energy, along with key USAA operations.
- Iheartmedia — media HQ (8.2 miles) — HQ
- Usaa — financial services HQ (11.7 miles) — HQ
- Usaa Ops Building — financial services operations (12.0 miles)
- USAA Federal Savings Bank — banking (12.2 miles)
- Valero Energy — energy HQ (16.0 miles) — HQ
This 111-unit property at 814 Pleasanton Rd offers workforce-oriented exposure in a neighborhood with strong restaurant and grocery access but limited lifestyle retail, supporting everyday convenience while leaving room for asset-led differentiation. The 1981 vintage is newer than much of the surrounding housing stock, suggesting competitive positioning versus older assets and potential to unlock value through targeted upgrades and amenity improvements.
Households within a 3-mile radius are projected to grow while average household size declines, broadening the tenant base for smaller formats and supporting occupancy stability over the medium term; meanwhile, favorable rent-to-income levels can aid retention and collections, according to commercial real estate analysis from WDSuite. Key risks include below-metro-average safety metrics and softer neighborhood occupancy, underscoring the importance of hands-on leasing strategy, security measures, and expense planning.
- 1981 vintage offers relative competitiveness versus older local stock, with targeted value-add upside
- Household growth and smaller household sizes within 3 miles support a larger renter pool
- Favorable rent-to-income dynamics bolster retention and payment durability
- Proximity to major employers supports leasing and reduces commute friction
- Risks: below-metro-average safety and softer neighborhood occupancy require focused operations