San Antonio Four

528 Total Units

San Antonio, TX

INVESTMENT HIGHLIGHTS

Attractive Loan Assumption Opportunities

San Antonio Four presents the opportunity to assume highly attractive in-place loans across all four properties at interest rates well below current market levels. Assuming the existing debt allows a buyer to significantly reduce debt service, enhance cash flow, and avoid the cost and execution risk of new loan origination. The favorable loans provide durable interest rate protection, improve returns, and meaningfully strengthen downside resilience and exit flexibility in today’s elevated rate environment.

Portfolio Scale

Acquiring all four properties as a single portfolio provides immediate operational scale, allowing ownership to streamline management, centralize leasing and maintenance, and leverage shared vendors across the assets. This scale drives cost efficiencies, improves staffing productivity, and enhances operating margins relative to owning the properties individually. Portfolio-level operations also create greater pricing power with service providers, reduce per-unit overhead, and enable consistent execution of value-add initiatives across all properties, supporting stronger NOI growth and long-term performance.

Operational Upside

All four assets are currently underperforming due to occupancy and collection inefficiencies, presenting a compelling opportunity for an investor to materially improve performance through focused operational execution. The existing vacancy and revenue leakage provide immediate upside potential through improved leasing velocity, tighter collections, and standardized management practices. With no reliance on market rent growth, a buyer can drive meaningful NOI expansion by stabilizing occupancy and collections, creating a clear and controllable path to value creation and enhanced returns.

Value Add Opportunity

The portfolio offers a clear value-add opportunity through targeted interior renovations and strategic common area enhancements. Select unit upgrades, combined with refreshed common spaces, will improve tenant experience, increase marketability, and support higher occupancy and rental rates. These improvements can be executed in phases to minimize disruption while driving meaningful NOI growth and longterm asset positioning without reliance on broader market appreciation.

Distressed Acquisition at Low Basis

The portfolio’s current fundamental distress presents a rare opportunity to acquire the assets at a materially discounted basis relative to replacement cost and stabilized value. Operational challenges and underperformance have created motivated seller dynamics, allowing an investor to capitalize on mispricing rather than market conditions. Acquiring the portfolio at this low-cost basis provides immediate downside protection, amplifies return potential through stabilization, and positions the investment for outsized value creation as occupancy, collections, and
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Amenities

Contact

San Antonio
250 W Nottingham Dr Suite 120
San Antonio, TX 78209

San Antonio Investment Advisors 

Will Caruth
Managing Director
210.377.2768
[email protected]

Cody Courtney
Senior Director
210.377.1219
[email protected]

Robert Dinkins
Senior Financial Analyst
210.591.0846
[email protected]

San Antonio Mortgage Bankers 

Boyd Oliver
Director
972.801.3069
[email protected]

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San Antonio Four

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