| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Fair |
| Demographics | 65th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1000 Clayton Ln, Austin, TX, 78723, US |
| Region / Metro | Austin |
| Year of Construction | 1998 |
| Units | 104 |
| Transaction Date | 2016-03-08 |
| Transaction Price | $11,897,000 |
| Buyer | TIMBERS CLAYTON 104 APARTMENTS LP |
| Seller | AUSTIN HOUSING FINANCE CORPORATION |
1000 Clayton Ln Austin Multifamily Opportunity
High renter concentration in the surrounding neighborhood supports a deep tenant base and steady leasing, according to WDSuite s CRE market data. Neighborhood occupancy has trended upward in recent years, though performance varies by asset quality and leasing strategy.
Located in Austin s inner suburb near 1000 Clayton Ln, the neighborhood rates A- (ranked 88 among 527 metro neighborhoods), placing it in the top quartile locally. Amenity density is a strength the area ranks 26 of 527 with restaurants, cafes, groceries, and pharmacies comparing well to national peers (many measures in the upper deciles). This mix helps support renter retention and day-to-day convenience for residents.
The property s 1998 vintage is newer than the neighborhood s average construction year (1978). For investors, that typically means a more competitive baseline versus older stock, while still planning for aging systems, common-area modernization, and unit finishes to keep pace with newer deliveries.
Neighborhood occupancy is below the metro median today, but has improved over the past five years, suggesting gradually firming demand. The share of renter-occupied housing units is high (a neighborhood metric), indicating depth in the tenant pool and potential resilience across leasing cycles. Within a 3-mile radius, population and household counts have grown, and households are projected to expand further by 2028, pointing to a larger renter base over time.
Ownership costs in the neighborhood are elevated compared with incomes (high national percentile for value-to-income), which often sustains reliance on multifamily rentals and can aid lease retention. Park access is comparatively limited in this immediate area, but strong access to food, childcare, and daily-needs retail helps offset leisure gaps for many renter segments.
Safety indicators for this neighborhood trend below national medians, and the area ranks in the lower half among Austin s 527 neighborhoods. In practical terms, investors often underwrite for visible security, lighting, and resident engagement to support on-site conditions and retention.
Recent trends are mixed: estimates suggest property offenses eased year over year while violent offenses increased modestly. These patterns can shift by micro-location and asset operations, so comparative performance versus nearby neighborhoods rather than block-level conclusions is the more reliable lens for underwriting.
Proximity to established employers supports commuter convenience and broad renter demand, with a concentration of corporate offices within 6 miles, including Airgas, Whole Foods Market, Coca-Cola, Oracle Waterfront, and Adobe.
- Airgas industrial gases (4.3 miles)
- Whole Foods Market corporate offices (4.4 miles) HQ
- Coca-Cola beverage offices (4.5 miles)
- Oracle Waterfront enterprise software offices (5.4 miles)
- Adobe software offices (5.7 miles)
This 104-unit, 1998-vintage asset sits in a top-quartile Austin neighborhood for overall rating and amenity access. The area s strong renter concentration deepens the tenant pool, and household growth within a 3-mile radius points to a larger renter base over time. Neighborhood occupancy has improved in recent years, and elevated ownership costs relative to incomes reinforce reliance on rental housing, which can support lease retention and pricing discipline. According to CRE market data from WDSuite, these factors are consistent with competitive inner-suburb locations that benefit from daily-needs retail and commuter connectivity.
Key considerations include underwriting for security given below-median safety indicators and maintaining competitiveness through targeted renovations as systems age. Income dispersion in the wider 3-mile area suggests thoughtful rent-setting and retention strategies will matter for stabilized performance.
- Top-quartile neighborhood standing and amenity density support leasing and retention
- 1998 vintage offers a competitive baseline versus older local stock with value-add potential
- High renter concentration and expanding 3-mile household base bolster tenant demand
- Elevated ownership costs locally tend to sustain multifamily demand and lease stability
- Risk: below-median safety metrics and income dispersion require prudent underwriting and active management