| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 38th | Fair |
| Amenities | 28th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9511 Contessa Dr, San Antonio, TX, 78216, US |
| Region / Metro | San Antonio |
| Year of Construction | 1975 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9511 Contessa Dr, San Antonio Multifamily Value-Add
High renter concentration and strong grocery/restaurant access support steady demand even as neighborhood occupancy reflects below-median stability for the area, according to WDSuite’s CRE market data.
This Inner Suburb location offers everyday convenience for renters, with grocery options competitive in the metro and restaurant density in the top quartile nationally, per WDSuite. Cafe, park, and pharmacy counts are limited within the immediate neighborhood, so daily needs skew toward supermarkets and dining rather than third spaces. For investors, this pattern can still sustain leasing by meeting core essentials even if lifestyle amenities are thinner locally.
Neighborhood occupancy is measured at the neighborhood level and currently trends below the metro median, while the share of renter-occupied housing is elevated (above the 90th percentile nationally). That renter concentration indicates a sizable tenant base and can support absorption and renewal activity for smaller assets like this 24‑unit property, though operators should budget for more proactive leasing and retention strategies given the broader areas occupancy profile.
The propertys 1975 vintage is slightly older than the neighborhoods average stock (late 1970s). That age profile points to potential value‑add or systems modernization opportunities that can improve competitive position against somewhat newer nearby inventory. Targeted exterior refresh, interiors, and building systems planning can be accretive where supported by submarket rents.
Within a 3‑mile radius, households have increased in recent years and are projected to expand further alongside smaller average household sizes. Population is roughly flat to slightly lower in the forecast, but the rise in household count implies more individual housing demand, which can broaden the renter pool and support occupancy stability for well‑managed assets. Median incomes in this radius have risen meaningfully, and rents are also projected to grow, suggesting room for thoughtful revenue management while monitoring affordability and lease retention.
Home values track as a relatively high‑cost ownership market versus incomes (nationally high value‑to‑income percentile), which tends to reinforce reliance on rental housing and support multifamily demand depth. The neighborhoods rent‑to‑income ratio is moderate by national comparison, indicating manageable affordability pressure today but warranting disciplined renewals to sustain pricing power and retention.
Safety indicators for the neighborhood (not the property) sit below the metro median and in the lower national percentiles, signaling comparatively higher reported crime than many U.S. neighborhoods, according to WDSuite. Recent data show a notable year‑over‑year decline in property‑related offenses, while violent‑offense trends have been more mixed. For investors, this suggests continued emphasis on professional property management, lighting, access controls, and resident engagement to support leasing and retention.
In short, the area is not among the top quartile nationally for safety, but improving property‑offense momentum is a constructive signal. Operators should underwrite with conservative assumptions and align on-site measures with market expectations for comparable workforce housing in San Antonio.
Nearby corporate anchors provide a broad white‑collar and financial services employment base that supports commuter convenience and leasing stability for workforce and mid‑market renters. Key employers include media and large financial institutions with headquarters and major operations within an easy drive.
- Iheartmedia — media HQ (2.5 miles) — HQ
- Usaa — financial services HQ (4.8 miles) — HQ
- Usaa Ops Building — financial services operations (4.9 miles)
- USAA Federal Savings Bank — banking operations (5.1 miles)
- Andeavor — energy HQ (6.5 miles) — HQ
9511 Contessa Dr offers a classic 1975 garden multifamily profile in an Inner Suburb with strong renter orientation and daily‑needs convenience. High renter concentration at the neighborhood level supports a durable tenant base, while grocery and dining access compares favorably to national benchmarks. Neighborhood occupancy trends are weaker than the metro median, so execution relies on professional leasing, renewal discipline, and targeted upgrades that differentiate the asset.
Based on commercial real estate analysis from WDSuite, 3‑mile household growth and projected rent gains point to a broader renter pool and potential for revenue management, provided operators balance affordability and retention. The older vintage creates clear value‑add levers — interior modernization and systems improvements — to compete with late‑1970s and newer stock while aligning capital plans to achievable submarket rents.
- Elevated renter concentration supports a deep tenant base and leasing resilience.
- Strong grocery and restaurant access underpins everyday convenience and appeal.
- 1975 vintage provides value‑add potential via interiors and systems modernization.
- 3‑mile household growth and rent projections support measured revenue management.
- Risk: neighborhood occupancy and safety sit below metro averages — plan for active management, security, and conservative underwriting.