| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Best |
| Demographics | 33rd | Fair |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8435 Reed Rd, San Antonio, TX, 78251, US |
| Region / Metro | San Antonio |
| Year of Construction | 1995 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8435 Reed Rd San Antonio Multifamily Investment
Neighborhood occupancy is high and local services are convenient, pointing to steady renter demand, according to WDSuite’s CRE market data. This inner-suburb location offers durable fundamentals for small-scale multifamily while allowing targeted value-add plays.
This Inner Suburb pocket of San Antonio shows solid renter demand supported by everyday conveniences. Grocery and pharmacy access are strong relative to the metro, with grocery and pharmacy densities landing in the high national percentiles, which tends to support daily-life livability and resident retention. Restaurant density is competitive as well, though cafés and park space are limited, which may modestly temper lifestyle appeal for some cohorts.
Rents in the neighborhood sit around the national mid-range while occupancy is elevated, with the neighborhoods occupancy rank placing it in the top quartile among 595 San Antonio–New Braunfels neighborhoods and roughly the top decile nationally. For investors, that combination often correlates with stable leasing and fewer vacancy-driven concessions through cycles, based on CRE market data from WDSuite.
Tenure patterns indicate a moderate renter-occupied share (about 39% of housing units at the neighborhood level), suggesting a balanced depth of the tenant base without extreme reliance on transient demand. Within a 3-mile radius, recent population growth has been modest, but households have expanded and are projected to continue increasing, implying a larger tenant base over time even as average household size trends lower. This supports occupancy stability and gives owners more room to optimize unit mix and leasing strategy.
The broader submarket skews newer, with an average construction year around 2013. Against that backdrop, a 1995 vintage asset can compete through targeted renovations and system upgrades, creating an avenue for value-add differentiation versus newer stock while remaining mindful of capital planning.
Safety indicators are mixed and should be underwritten thoughtfully. The neighborhoods crime rank sits at 237 out of 595 San Antonio–New Braunfels neighborhoods, which is competitive among San Antonio neighborhoods but below the national middle based on its national percentile. Property-related incidents have improved year over year (estimated rates declining), while violent incident estimates have risen over the same period. Investors may want to track these trends block-by-block over multiple years and coordinate with onsite management to reinforce lighting, access control, and resident engagement.
- USAA — financial services (6.8 miles) — HQ
- USAA Ops Building — financial services operations (6.9 miles)
- USAA Federal Savings Bank — banking (6.9 miles)
- Valero Energy — energy (9.1 miles) — HQ
- iHeartMedia — media (10.5 miles) — HQ
8435 Reed Rd is a 21-unit, 1995-vintage multifamily in an Inner Suburb location where neighborhood occupancy ranks in the top quartile among 595 metro neighborhoods and trends in the top decile nationally. Within a 3-mile radius, households have grown and are expected to continue increasing, pointing to a larger tenant base and support for leasing stability. Everyday services are convenient (notably grocery and pharmacy access), and proximity to major employers like USAA and Valero broadens the commuter renter pool.
The 1995 vintage suggests clear value-add pathways — interior updates and selective building systems modernization — to compete against a submarket that skews newer. According to CRE market data from WDSuite, neighborhood rents sit near the national mid-range while occupancy remains strong, a setup that can favor steady cash flow with measured upside from renovations and amenity tuning. Key underwriting considerations include mixed safety trends and modest lifestyle amenity depth (limited cafés and parks), which can be mitigated through onsite programming and resident experience enhancements.
- High neighborhood occupancy and stable leasing backdrop
- Household growth within 3 miles supports a larger tenant base
- 1995 vintage offers value-add upside via renovations and system upgrades
- Access to major employers (USAA, Valero, iHeartMedia) bolsters commuter demand
- Risks: mixed safety trends and thinner lifestyle amenities (cafés/parks) to monitor