| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Fair |
| Demographics | 25th | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9338 Perrin Beitel Rd, San Antonio, TX, 78217, US |
| Region / Metro | San Antonio |
| Year of Construction | 1974 |
| Units | 87 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9338 Perrin Beitel Rd San Antonio Value-Add Multifamily
Neighborhood occupancy has held firm and renter concentration is near half of units, pointing to steady leasing fundamentals according to WDSuite’s CRE market data.
Located in an Inner Suburb of San Antonio, the area surrounding 9338 Perrin Beitel Rd is competitive among San Antonio-New Braunfels neighborhoods (27 out of 595) for daily-living amenities, with a strong mix of grocery options and everyday services. Nationally, the neighborhood’s amenity access trends above average, with grocery availability in the 90s percentile range and a solid showing for cafes and restaurants, supporting convenience for residents and helping with retention.
At the neighborhood level, renter-occupied housing accounts for roughly half of units (49.6%), indicating a deep tenant base for multifamily demand rather than a niche segment. Neighborhood occupancy trends are stable and above many peers, which can support cash flow durability through cycles based on CRE market data from WDSuite.
Within a 3-mile radius, households have increased over the last five years while average household size edged lower, expanding the number of renting decision-makers and broadening the leasing funnel. Forward-looking projections within the same 3-mile radius call for a meaningful increase in households over the next five years, which would enlarge the renter pool and help support occupancy stability and pricing discipline.
The property’s 1974 vintage is older than the neighborhood’s average construction year (1986), pointing to potential capital planning needs but also to value-add and modernization upside relative to newer competitive stock. Median home values in the neighborhood sit at the lower end nationally, which can introduce some competition from ownership alternatives; however, rent-to-income levels remain moderate locally, which can aid lease retention and measured rent growth.
Safety indicators for the neighborhood are below metro and national averages. The area ranks 433 out of 595 San Antonio-New Braunfels neighborhoods on crime, placing it in a weaker position regionally, and national comparisons also signal elevated crime exposure relative to many U.S. neighborhoods.
Recent trends are mixed: estimated property offenses show a year-over-year decline, while estimated violent offenses increased over the same period. Investors may wish to incorporate enhanced on-site security measures, lighting, and resident engagement into underwriting and operations to support tenant confidence and retention.
Proximity to established corporate employers supports a diversified renter base and commute convenience for residents, with a concentration in media and energy services from Iheartmedia, Cst Brands, Andeavor, USAA, and Valero Energy.
- Iheartmedia — media & corporate offices (4.7 miles) — HQ
- Cst Brands — energy retail corporate offices (6.9 miles) — HQ
- Andeavor — energy corporate offices (6.9 miles) — HQ
- Usaa — financial services & insurance (9.8 miles) — HQ
- Valero Energy — energy corporate HQ (12.6 miles) — HQ
This 87-unit, 1974-vintage asset sits in a renter-heavy Inner Suburb where neighborhood occupancy is solid and amenity access is competitive among San Antonio peers. The older vintage creates a straightforward value-add path through interior upgrades and systems modernization, while a deep renter base and commute proximity to major employers help sustain leasing velocity. According to CRE market data from WDSuite, neighborhood-level rents and rent-to-income levels suggest room for disciplined revenue management without overextending affordability.
Demographic signals aggregated within a 3-mile radius point to a larger renter pool over the next five years as household counts are projected to rise and average household size trends lower. Combined with strong everyday amenities and access to major employment nodes, the location supports steady demand fundamentals, with underwriting attention warranted for safety, operating costs, and capital improvements.
- Stable neighborhood occupancy and a roughly half renter-occupied housing base support demand depth
- 1974 vintage presents clear value-add and systems modernization opportunities
- Amenity-rich Inner Suburb location with strong grocery, cafe, and restaurant access aids retention
- 3-mile radius outlook shows household growth, expanding the prospective renter pool
- Risks: below-average safety metrics, potential competition from ownership options, and capex for older systems