| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Good |
| Demographics | 43rd | Fair |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 165 Palisades Dr, Universal City, TX, 78148, US |
| Region / Metro | Universal City |
| Year of Construction | 1984 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
165 Palisades Dr Universal City Multifamily Investment
Stable renter demand and occupancy competitive among San Antonio-New Braunfels neighborhoods, according to WDSuite’s CRE market data, position this 36-unit asset for durable cash flow with thoughtful operations.
Located in an inner-suburb pocket of Universal City, the neighborhood scores a B+ and is competitive among San Antonio-New Braunfels neighborhoods (ranked 188 of 595). Amenity access is a relative strength: cafes (ranked 15 of 595; top quartile nationally at the 95th percentile) and groceries (ranked 13 of 595; 97th percentile nationally) offer daily convenience that supports renter retention and leasing velocity.
Multifamily fundamentals are stable. Neighborhood occupancy sits above metro median (ranked 237 of 595; 65th percentile nationally), suggesting healthy absorption and fewer disruptive vacancies. Median contract rents are around the metro middle (52nd national percentile), which helps balance pricing power with retention. The share of housing units that are renter-occupied is high (roughly two-thirds; ranked 40 of 595 and 96th percentile nationally), indicating a deep tenant base for workforce and mid-market product.
On livability, strengths are balanced by trade-offs. Average school ratings trend below national norms (15th percentile), and park/pharmacy access is limited within the neighborhood (both ranked 595 of 595). For investors, that elevates the importance of on-site amenities and targeted resident services to support retention. Household sizes in the immediate neighborhood skew smaller (above the 80th percentile nationally), aligning with demand for efficient one- and two-bedroom layouts.
Vintage matters: the property was built in 1984, while the neighborhood’s average construction year trends newer (1991; above metro median at the 72nd national percentile). This age delta points to value-add and capital planning opportunities—modernizing interiors, systems, and curb appeal to compete effectively with younger stock while maintaining a rent advantage. Nearby home values are moderate for the metro (national percentile near the middle) with a value-to-income ratio in the upper tier locally (69th percentile nationally), which tends to sustain reliance on rental housing and supports occupancy stability.
Demographic statistics are aggregated within a 3-mile radius. Population and household counts have expanded in recent years with further growth projected, pointing to a larger tenant base over the next five years. Rising median incomes alongside projected rent growth signal capacity for measured rent steps when paired with targeted improvements, based on CRE market data from WDSuite.
Neighborhood-level safety benchmarks specific to this area are not available in the current dataset. Investors typically compare neighborhood trends to metro and national baselines and evaluate multi-year direction rather than single-period figures. Where data is limited, underwriting commonly incorporates property-level security design, lighting, access control, and local law enforcement trend reviews to gauge tenant retention risk in context.
The employment base within a commutable radius is anchored by energy, media, and financial services employers, supporting renter demand from a diversified workforce. Notable nearby employers include CST Brands, Andeavor, iHeartMedia, USAA, and USAA Federal Savings Bank.
- CST Brands — corporate offices (7.7 miles) — HQ
- Andeavor — corporate offices (9.3 miles) — HQ
- iHeartMedia — media corporate offices (10.5 miles) — HQ
- USAA — financial services corporate offices (15.2 miles) — HQ
- USAA Federal Savings Bank — banking corporate offices (15.4 miles)
This 36-unit, 1984-vintage asset benefits from a renter-heavy neighborhood with occupancy above the metro median and strong daily-needs access that reinforces retention. According to CRE market data from WDSuite, the area’s amenity density for cafes and groceries ranks near the top of the metro while rents sit around the middle nationally, providing room for value-oriented positioning and measured rent steps with upgrades.
The property’s older vintage relative to the neighborhood average suggests clear value-add pathways—interior refresh, systems modernization, and exterior updates—to compete with newer stock while preserving a price advantage. Three-mile demographics point to ongoing population and household growth and rising incomes, supporting a larger tenant base and potential for stable occupancy over a long hold. Key underwriting considerations include below-average school ratings and limited parks/pharmacy access, which can be mitigated with on-site amenities and resident programming.
- Occupancy competitive among metro peers with deep renter-occupied housing share supporting demand
- 1984 vintage creates actionable value-add and systems-upgrade opportunities versus newer neighborhood stock
- Strong daily-needs access (cafes/groceries top-tier metro ranks) aids retention and leasing
- 3-mile growth in households and incomes supports a larger tenant base and measured rent steps
- Risks: below-average school ratings and limited parks/pharmacy access; offset with on-site amenities and service-forward operations