| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 33rd | Poor |
| Demographics | 20th | Poor |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 345 Fm 86, Luling, TX, 78648, US |
| Region / Metro | Luling |
| Year of Construction | 1982 |
| Units | 52 |
| Transaction Date | 2006-10-13 |
| Transaction Price | $812,500 |
| Buyer | REYES CARLOS |
| Seller | TEXAS III INC |
345 FM 86 Luling 52-Unit Multifamily Investment
Steady neighborhood occupancy and a renter concentration above the U.S. median point to durable demand at workforce price points, according to WDSuites commercial real estate analysis.
Situated in Luling, Texas (Austin-Round Rock-Georgetown metro), the property sits in a rural neighborhood with generally stable housing dynamics. Neighborhood occupancy is above the national median (ranked 360 among 527 metro neighborhoods; 62nd percentile nationally), which supports income consistency for multifamily assets.
The area shows a renter-occupied share that is above many U.S. neighborhoods (73rd percentile), indicating a meaningful tenant base even in a lower-density setting. At the same time, rents in the neighborhood track well below national norms, which can temper near-term pricing power but can also aid retention in lease management.
Livability signals are mixed: grocery and pharmacy access are competitive for a rural location (around the national middle), while cafes, childcare, and parks are limited. For investors, this typically translates to dependable workforce housing demand rather than amenity-driven premiums.
Within a 3-mile radius, demographics indicate recent population and household growth, with forecasts calling for continued expansion and smaller average household sizes. This trend supports a larger tenant base over time and can help sustain occupancy as more households enter or remain in the rental market, based on CRE market data from WDSuite.
Safety indicators are mixed when comparing local and national lenses. Within the Austin metro, the neighborhoods crime rank (55th out of 527) suggests higher incident levels than many nearby neighborhoods. However, nationally the area performs above average on several measures, including overall crime (around the 68th percentile) and violent offenses (approximately the 83rd percentile), indicating comparatively safer standing versus many U.S. neighborhoods.
Property offenses show a modest year-over-year improvement (about a mid-single-digit decline), and the national standing for property-related safety is strong (around the 97th percentile). Investors should underwrite with conservative assumptions using local comps while recognizing the comparatively favorable national placement, according to CRE market data from WDSuite.
- State Farm Insurance insurance (37.1 miles)
- Oracle Waterfront enterprise software (37.6 miles)
- Whole Foods Market grocery retail (39.8 miles) HQ
This 52-unit asset offers a workforce-oriented profile anchored by above-median neighborhood occupancy and a renter concentration that is higher than many U.S. neighborhoods. The 1982 vintage suggests potential value-add via unit modernization and building system upgrades, while in-place affordability (low rent-to-income at the neighborhood level) can support retention and occupancy stability. According to CRE market data from WDSuite, demographic momentum within a 3-mile radiusincluding recent gains and projected growth in householdsadds to tenant base depth over the medium term.
Key considerations include the rural setting with limited discretionary amenities and mixed safety signals when viewed against metro peers. Prudent underwriting should account for measured rent growth expectations and targeted capital planning to enhance competitiveness versus older local stock.
- Above-median neighborhood occupancy supports income stability
- 1982 vintage offers clear value-add through interior and system updates
- Expanding 3-mile household base bolsters long-term renter demand
- In-place affordability aids retention; pricing power likely measured
- Risks: rural amenity depth, metro-relative safety positioning, conservative rent growth