| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Fair |
| Demographics | 58th | Good |
| Amenities | 35th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12942 US Highway 87 W, La Vernia, TX, 78121, US |
| Region / Metro | La Vernia |
| Year of Construction | 1976 |
| Units | 24 |
| Transaction Date | 2015-05-08 |
| Transaction Price | $162,500 |
| Buyer | RODRIGUEZ MARIBEL |
| Seller | ELIZONDO MARCOS CAVAZOS |
12942 US Hwy 87 W La Vernia Multifamily Investment
Stabilized suburban dynamics with above-median neighborhood occupancy suggest steady renter demand, according to WDSuite’s CRE market data. Older vintage and compact units position this asset for targeted value-add while maintaining affordability relative to local incomes.
The property sits in a B+ rated, suburban neighborhood within the San Antonio–New Braunfels metro, where occupancy trends are above the metro median and have strengthened over the past five years. Renter-occupied housing is a smaller share of the local stock, indicating a thinner but potentially stable tenant base anchored by working households. Median rent levels in the area remain manageable relative to incomes, supporting lease retention and measured pricing power rather than rapid turnover.
Household incomes in the neighborhood rank in the upper tier nationally (87th percentile), while the rent-to-income dynamic is favorable by national standards. This combination supports durable demand for well-managed units and reduces near-term affordability pressure. By contrast, ownership remains attainable (value-to-income ranks in lower national percentiles), which can create competition with entry-level ownership; investors should emphasize convenience, maintenance-free living, and professional management to retain residents.
Within a 3-mile radius, demographics show modest recent population growth and a forecasted expansion in households over the next five years, pointing to a larger tenant base and improved absorption potential. Median contract rents are projected to rise from current levels, which—paired with income growth—supports steady effective gross income and measured rent trade-outs. This forward view is grounded in WDSuite’s multifamily property research across comparable suburban nodes in the metro.
Local amenity coverage is limited for parks and cafes, but basic needs like childcare and pharmacies track near or slightly above national midpoints, and grocery/restaurant access is serviceable for a suburban setting. Neighborhood construction skews newer on average (2004), which makes the subject property’s 1985 vintage comparatively older—creating scope for targeted renovations to enhance competitiveness against newer stock while planning for systems and common-area upgrades.
Safety indicators are comparatively favorable versus national benchmarks: violent offense rates sit in a higher safety percentile nationally, and property offense levels are also in a stronger national percentile. Recent year-over-year data show some uptick in property offenses, so investors should underwrite with prudent security and lighting plans and confirm current trends with local data. Overall, the area reads as stable for a suburban San Antonio neighborhood without extreme outlier risks.
Proximity to major San Antonio corporate employers supports workforce housing demand and commute convenience for residents, notably among media, energy, and financial services anchors listed below.
- IHeartMedia — media HQ (24.1 miles) — HQ
- CST Brands — energy retail & services (26.4 miles) — HQ
- Andeavor — energy (27.6 miles) — HQ
- USAA — financial services (30.4 miles) — HQ
- Valero Energy — energy (33.9 miles) — HQ
This 24-unit asset (built 1985) offers a pragmatic value-add path in a suburban neighborhood with above-median occupancy and a tenant base supported by high local incomes. The property’s older vintage versus the neighborhood average (2004) suggests room for unit and systems upgrades to improve positioning against newer stock, while maintaining an affordability edge that supports retention. According to CRE market data from WDSuite, the neighborhood’s rent burden trends low relative to incomes, reinforcing cash flow durability under conservative rent growth assumptions.
Demand catalysts include a forecasted increase in households within a 3-mile radius, pointing to renter pool expansion and steady absorption potential. Counterbalancing factors are a lower neighborhood renter concentration—which can limit immediate leasing depth—and recent property crime variability; both can be managed through targeted marketing, amenity programming, and routine security measures in the underwriting.
- Above-median neighborhood occupancy supports income stability
- 1985 vintage enables value-add upgrades versus newer 2000s stock
- High local incomes and low rent burden underpin retention
- 3-mile household growth outlook expands the tenant base
- Risks: thinner renter concentration and recent property crime fluctuations