| 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 | 20 |
| Transaction Date | 2016-04-08 |
| Transaction Price | $843,800 |
| Buyer | THE YU FAMILY LIVING TRUST |
| Seller | GABALDON JESS R |
8435 Reed Rd San Antonio 20-Unit Value-Add Multifamily
Neighborhood occupancy is strong and renter demand is supported by nearby employment nodes, according to WDSuite’s CRE market data, positioning this asset for stable operations with modernization upside.
Located in an Inner Suburb of San Antonio-New Braunfels, the neighborhood posts high occupancy and solid housing fundamentals relative to the metro. With an occupancy rate that is competitive among 595 San Antonio neighborhoods and in the top quartile nationally, the area has historically supported lease-up and retention for comparable multifamily assets.
Amenity access is mixed: grocery and pharmacy density ranks near the top of the metro and in the mid-90s nationally, while cafes, parks, and childcare options are limited within the immediate neighborhood. Restaurant availability is better than average, offering everyday convenience for residents without relying on a downtown commute.
The neighborhood’s housing stock is newer on average (2013). By comparison, the subject’s 1995 vintage is older than nearby product, suggesting potential value-add through unit and systems upgrades to improve competitive positioning while planning for near- to medium-term capital expenditures.
Unit tenure patterns indicate a moderate renter concentration: 39.1% of housing units are renter-occupied. For investors, this points to a meaningful tenant base without the volatility sometimes seen in heavily renter-dominated pockets. Median home values are lower than in many high-cost markets, which can create some competition from ownership; however, rent-to-income levels in the neighborhood are relatively manageable, supporting lease retention.
Within a 3-mile radius, demographics show population growth alongside a larger household count and rising incomes over the past five years, with forecasts calling for additional household growth. This trajectory implies a larger tenant base and supports occupancy stability for well-managed, quality units, based on commercial real estate analysis from WDSuite.
Safety indicators are mixed. The neighborhood ranks competitive within the San Antonio metro (223rd of 595 overall), but crime measures sit below the national average (low national percentiles indicate comparatively higher crime). Recent trends are constructive: estimated property offenses declined year over year, indicating an improving direction even if levels remain a consideration for underwriting.
Investors should frame risk in relative terms: performance is comparable to many San Antonio peers but not top-tier nationally. Continued monitoring of local trend lines and property-level security measures can help support resident retention.
Proximity to major corporate employers underpins renter demand and commute convenience for workforce tenants, including USAA’s campus, Valero Energy, and iHeartMedia. These hubs provide diversified, white-collar employment within a 7–11 mile radius.
- USAA — financial services (6.9 miles) — HQ
- Usaa Ops Building — financial services operations (7.0 miles)
- USAA Federal Savings Bank — banking (7.1 miles)
- Valero Energy — energy (9.2 miles) — HQ
- Iheartmedia — media (10.6 miles) — HQ
This 20-unit property offers a pragmatic value-add story in a neighborhood with high occupancy and everyday retail access. According to CRE market data from WDSuite, the area’s occupancy performance is competitive within the San Antonio metro and in the top quartile nationally, while a moderate renter concentration supports depth of demand without overreliance on transient households. Median home values are relatively accessible for owners, so pricing and retention strategies should emphasize product differentiation and resident experience.
Built in 1995, the asset is older than the neighborhood’s post-2010 average, creating clear renovation potential to close the competitive gap with newer stock. Within a 3-mile radius, growth in households and incomes—along with forecasts calling for additional household expansion—points to a larger renter pool that can support occupancy stability for updated units. Key risks include below-national safety percentiles, limited park/cafe infrastructure nearby, and NOI per unit that trails national performance benchmarks for similar neighborhoods.
- High neighborhood occupancy supports leasing stability and renewal rates
- 1995 vintage suggests value-add upside through unit and systems upgrades
- 3-mile household and income growth expands the tenant base for quality units
- Everyday retail access (strong grocery/pharmacy density) aids resident convenience
- Risks: below-national safety percentiles, limited parks/cafes, and competition from ownership options