| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Fair |
| Demographics | 49th | Good |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9939 Fredericksburg Rd, San Antonio, TX, 78240, US |
| Region / Metro | San Antonio |
| Year of Construction | 1983 |
| Units | 20 |
| Transaction Date | 2024-02-21 |
| Transaction Price | $26,183,710 |
| Buyer | 29SC RENATA PROPERTY OWNER LLC |
| Seller | PARK HILL APARTMENTS LLC |
9939 Fredericksburg Rd San Antonio Multifamily Investment
Renter concentration in the immediate neighborhood is high and supported by nearby employment hubs, pointing to durable tenant demand according to WDSuite’s CRE market data. Operational focus may be important given softer neighborhood occupancy, but location fundamentals and amenities provide a stable foundation for long-term leasing.
Positioned in San Antonio’s Inner Suburb, the neighborhood ranks 101 out of 595 metro neighborhoods with an A- rating, indicating competitive positioning among San Antonio neighborhoods. Dining and daily-needs access are strong (restaurants and cafes are in the top quartile nationally), while grocery and pharmacy options are above average; parks are limited within the neighborhood boundary.
The property’s 1983 vintage is older than the area’s average construction year (1994), which suggests investors should plan for targeted capital improvements or value-add upgrades to remain competitive against newer stock.
Tenure patterns point to a deep renter base: within the neighborhood, 74.5% of housing units are renter-occupied, indicating a sizable pool of prospective tenants. At the broader 3-mile radius, renters comprise roughly two-thirds of housing units, reinforcing multifamily demand depth and potential lease-up resiliency.
Within a 3-mile radius, households have grown even as average household size trends smaller, which typically enlarges the renter pool and supports occupancy stability. Median contract rents sit below many coastal markets and the neighborhood’s rent-to-income metric indicates relatively modest affordability pressure, which can aid resident retention and reduce turnover risk.
Home values in the neighborhood are comparatively lower than national norms, which can create some competition from entry-level ownership. However, proximity to major employment nodes and a large renter base can sustain steady demand for well-managed apartments, particularly where upgraded finishes and modern conveniences differentiate from older comparables.
Safety metrics are mixed and should be underwritten with care. The neighborhood ranks 356 out of 595 San Antonio metro neighborhoods on crime, placing it below the metro median and below average nationally. Even so, recent trends show year-over-year declines in both violent and property offense estimates, which is a constructive directional signal to monitor.
For investors, this profile suggests emphasizing security-forward operations, strong lighting and access control, and resident engagement. Comparative due diligence against nearby submarkets and recent trendlines can help calibrate expectations for leasing velocity and retention.
Nearby corporate anchors concentrate financial services, energy, and media roles, supporting a steady commuter tenant base for workforce and professional renters. Key employers include USAA (multiple facilities), Valero Energy, and iHeartMedia.
- USAA — financial services HQ (0.3 miles) — HQ
- USAA Ops Building — financial services operations (0.3 miles)
- USAA Federal Savings Bank — banking (0.4 miles)
- Valero Energy — energy (4.1 miles) — HQ
- iHeartMedia — media (6.6 miles) — HQ
This 20-unit asset sits in a San Antonio Inner Suburb neighborhood with competitive metro positioning and strong amenity access. A large renter-occupied share locally and a sizable 3-mile renter pool support durable tenant demand, while proximity to USAA and other anchors underpins weekday occupancy and retention. According to CRE market data from WDSuite, neighborhood rents and rent-to-income levels indicate manageable affordability pressure, which can aid lease stability even as operators compete for residents.
Built in 1983, the property is older than nearby stock on average, creating room for targeted renovations, system upgrades, and curb appeal improvements to differentiate versus newer product. Investors should underwrite to the area’s softer neighborhood occupancy and safety standing by emphasizing active management, value-add execution, and cost discipline, while leveraging employer proximity and the deep renter base to drive steady leasing.
- Deep renter base locally and within 3 miles supports demand and lease-up resilience
- Proximity to USAA, Valero, and other anchors reinforces weekday occupancy and retention
- 1983 vintage offers value-add potential via unit upgrades and systems modernization
- Manageable rent-to-income levels can support renewals and reduce turnover risk
- Risks: softer neighborhood occupancy and safety metrics necessitate active operations and security-forward measures