| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Good |
| Demographics | 63rd | Best |
| Amenities | 8th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 104 San Antonio Rd, La Vernia, TX, 78121, US |
| Region / Metro | La Vernia |
| Year of Construction | 2006 |
| Units | 20 |
| Transaction Date | 2006-09-28 |
| Transaction Price | $255,900 |
| Buyer | ORTEGA ESTHER |
| Seller | ORTEGA JOSE |
104 San Antonio Rd, La Vernia TX — 20-Unit Suburban Multifamily
Stable suburban fundamentals with a deepening household base and favorable rent-to-income dynamics support steady renter demand, according to WDSuite’s CRE market data.
La Vernia sits on the eastern edge of the San Antonio–New Braunfels metro, offering a suburban setting with commuting access to major job centers. Neighborhood occupancy is near the metro median, and the renter-occupied share is comparatively low, signaling workforce stability but a thinner existing tenant pool. Within a 3-mile radius, population and households are projected to grow over the next five years, which points to a larger tenant base and supports occupancy stability for well-positioned assets.
Schools in the neighborhood are a relative strength, with an average rating that ranks in the top quartile among 595 metro neighborhoods. This can bolster lease retention for family-oriented renters and sustain demand for larger floor plans. Household incomes trend above many suburban peers, and WDSuite’s commercial real estate analysis indicates rent burdens are generally manageable, reinforcing pricing power without elevating turnover risk.
Amenity density is modest (food, grocery, parks, and childcare options are limited locally), consistent with a car-dependent suburban profile. For investors, this means the property competes more on value, schools, and commute patterns than on walkability. Compared with national peers, the neighborhood’s housing and demographics metrics land above midpack, while local amenity rankings trail the metro median.
Vintage across nearby stock skews mid-2000s on average, and this property’s 2006 construction sits slightly older than the neighborhood norm. That positioning can support a light value-add program focused on modernization and systems review, helping the asset compete against newer deliveries while managing capital planning.
Safety indicators are mixed and should be evaluated in context. Neighborhood crime ranks toward the front of the metro distribution, which signals areas of elevated incident rates relative to some San Antonio–New Braunfels peers. At the same time, national comparisons show stronger positioning on property and violent offense measures, landing above the national median and closer to the safer end of U.S. neighborhoods.
According to WDSuite’s CRE market data, recent year trends show some volatility in violent offense rates. Investors should underwrite with conservative assumptions, review updated local reports, and incorporate appropriate security and lighting measures typical for suburban assets.
Proximity to major San Antonio corporate hubs supports commuter demand and leasing resilience, with nearby employment anchored by media, energy, and financial services. The following employers reflect the commute shed that can broaden the renter base for workforce and professional households.
- Iheartmedia — media (23.7 miles) — HQ
- Cst Brands — energy retail (25.9 miles) — HQ
- Andeavor — energy (27.2 miles) — HQ
- Usaa — financial services (30.0 miles) — HQ
- Usaa Ops Building — financial services operations (30.1 miles)
This 20-unit, 2006-vintage property offers exposure to a suburban San Antonio commuter market where neighborhood occupancy trends hover around the metro median and rent burdens are generally favorable for renters, according to CRE market data from WDSuite. The immediate area’s renter-occupied share is relatively low today, but 3-mile demographics point to ongoing population and household growth, which can expand the tenant base and support steady leasing.
Positioned slightly older than the neighborhood’s average vintage, the asset is a candidate for targeted value-add to close the gap with newer stock while leveraging above-average school ratings and proximity to major employers. Amenity density is limited locally, so performance will likely hinge on competitive pricing, unit upgrades, and commute convenience rather than walkability.
- Suburban fundamentals with near-metro-median occupancy support durable cash flow potential.
- 3-mile population and household growth indicate a larger future renter pool and leasing stability.
- 2006 construction offers value-add potential via modernization to compete with newer supply.
- Strong regional employers within commuting distance underpin demand from professional households.
- Risks: amenity-light submarket and mixed safety signals warrant conservative underwriting and focused asset management.