| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 49th | Poor |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 221 Peach St, Luling, TX, 78648, US |
| Region / Metro | Luling |
| Year of Construction | 1982 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
221 Peach St Luling Multifamily Investment Opportunity
Neighborhood occupancy near 93% suggests steady renter demand for workforce housing, according to WDSuite’s CRE market data. Positioned in rural Caldwell County, the asset benefits from modest rents relative to incomes, supporting lease stability.
Luling sits within the Austin-Round Rock-Georgetown metro yet retains a rural profile, offering investors a quieter setting with essential services close by. Amenity access ranks above the metro median (258 among 527 neighborhoods) but remains below national averages, which points to dependable day-to-day convenience more than lifestyle-driven leasing. Grocery availability trends slightly above national norms, while restaurants and parks are around the national midpoint, based on WDSuite’s CRE market data.
For income and housing context, neighborhood median contract rents track below the national midpoint, and the rent-to-income ratio is moderate, which can help sustain renewals and reduce turnover risk. The neighborhood’s occupancy is around 93% (above the national median percentile), indicating stable utilization of existing stock. Median home values sit near the national midpoint, but the value-to-income ratio is in a higher national percentile, signaling a relatively high-cost ownership market locally that can reinforce reliance on multifamily rentals.
Tenure data shows a renter-occupied share near 29% at the neighborhood level, indicating a focused but reliable renter base. Within a 3-mile radius, renters account for roughly 34% of occupied housing units, creating a modest but steady pool of prospective tenants. Demographics aggregated within a 3-mile radius show households and families expanding over the last five years despite flat population trends, implying smaller household sizes and a broader leasing funnel. Forward-looking projections indicate population and household growth over the next five years, which would expand the tenant base and support occupancy stability if realized.
The property’s 1982 vintage is newer than the neighborhood’s average construction year (1968). That positioning can provide a competitive edge versus older stock, though investors should plan for aging systems and targeted renovations to enhance durability and rentability over a long hold. Average school ratings hover around the national midpoint, which is adequate for workforce-oriented demand profiles.
Safety indicators are mixed and warrant routine monitoring. Within the Austin metro context (527 neighborhoods), the neighborhood’s rank signals comparatively higher reported crime locally, while national percentiles place overall conditions above the midpoint. According to WDSuite’s data, violent incidents benchmark very favorably nationally (top decile), but property-related offenses have recently increased year over year, suggesting investors should budget for standard security measures and emphasize lighting, access control, and unit hardening in capital plans.
Commuter access to major regional employers in Greater Austin underpins renter demand from households trading urban proximity for value. The employment base includes insurance, technology, and corporate retail headquarters that can support leasing and retention for workforce housing.
- State Farm Insurance — insurance (39.1 miles)
- Oracle Waterfront — technology & cloud offices (39.7 miles)
- Whole Foods Market — grocery retail corporate (41.9 miles) — HQ
This 40-unit asset at 221 Peach St is positioned for durable, workforce-oriented demand driven by steady neighborhood occupancy and a moderate rent-to-income profile. The surrounding 3-mile radius shows rising household and family counts, broadening the tenant base even as average household size trends lower—conditions that can support occupancy continuity and incremental rent growth. The 1982 vintage is newer than much of the area’s housing stock, offering relative competitiveness with room for targeted value-add to modernize systems and finishes.
According to commercial real estate analysis from WDSuite, ownership costs relative to incomes skew high locally, which tends to sustain rental demand. While the metro ranking suggests local crime monitoring is prudent, national comparisons for violent incidents are favorable, and property-level measures can further mitigate risk. Overall, the asset offers a stable entry point into a rural Austin-adjacent submarket with practical upside via operational improvements and selective renovations.
- Stable neighborhood occupancy and moderate rent-to-income support retention
- 1982 vintage is competitive versus older local stock with value-add potential
- 3-mile radius shows household and family growth, expanding the renter pool
- High relative ownership costs bolster reliance on multifamily rentals
- Risk: mixed safety signals locally; budget for security and operational vigilance