| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 67th | Good |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11330 Farrah, Austin, TX, 78748, US |
| Region / Metro | Austin |
| Year of Construction | 2013 |
| Units | 52 |
| Transaction Date | 2014-12-01 |
| Transaction Price | $24,000,000 |
| Buyer | Healthcare REIT |
| Seller | Meridian Onion Cree ALZ RE, |
11330 Farrah Austin Multifamily Investment
Stabilized renter demand and solid neighborhood fundamentals in Austinsupported by above-median occupancy for the neighborhoodposition this asset for steady operations, according to WDSuites CRE market data.
The property sits in an Inner Suburb of the Austin-Round Rock-Georgetown metro with a neighborhood rating of B+. Neighborhood occupancy is 94.9% (neighborhood-level figure, not the property), which is above the national median and supports income stability for multifamily owners. Median contract rents in the neighborhood have grown over the last five years and remain aligned with a rent-to-income ratio near 0.22, suggesting manageable affordability pressure that can aid retention and pricing discipline.
Amenity access is mixed: parks and groceries track near or modestly above national medians, while restaurants, cafes, and pharmacies are less dense. Average school ratings for the neighborhood are on the lower side, which may temper some family-driven demand but does not preclude workforce and young-professional renter appeal. The neighborhoods adult educational attainment is strong (top-tier nationally), a positive signal for income resilience and leasing depth.
Within a 3-mile radius, the population is approximately 53,700 today and has expanded over the last five years alongside a 40% rise in households and a decline in average household size. WDSuites CRE market data indicates this area is projected to experience further population growth by 2028 with households increasing substantially, pointing to a larger tenant base and continued support for occupancy. Current unit tenure is balanced at roughly 50% renter-occupied, providing meaningful depth to the renter pool; ownership remains competitive, but elevated home values at the neighborhood level reinforce sustained reliance on rental housing.
Vintage context matters for competitive positioning: the neighborhoods average construction year is 2003, while this assets 2013 delivery is relatively newer, supporting renter appeal versus older stock and potentially moderating near-term capital needs. Owners should still plan for selective modernization to sustain positioning as newer supply delivers across the Austin metro.
Safety conditions at the neighborhood level trend below the national median, with estimates indicating the area is closer to the lower quartile nationally. Recent year-over-year signals show a modest decrease in property offenses alongside an increase in violent offenses. These are neighborhood-wide indicators, not property-specific, and investors typically account for this by emphasizing lighting, access control, and resident engagement, while monitoring citywide and metro trends for trajectory.
Within the Austin-Round Rock-Georgetown region (527 neighborhoods), the neighborhood is not among the metros safest cohorts, but conditions can vary block to block. Investors commonly benchmark incident trends against comparable Inner Suburb locations and weigh them alongside leasing strength and management practices.
Nearby employment nodes span insurance, technology, consumer headquarters, finance, and beveragessupporting commuter convenience and a diversified renter base for workforce and professional households. The list below reflects major employers within typical commuting range.
- State Farm Insurance insurance (6.1 miles)
- Oracle Waterfront technology offices (8.6 miles)
- Whole Foods Market grocery retail corporate (9.5 miles) HQ
- New York Life financial services (14.8 miles)
- Coca-Cola beverages (17.1 miles)
11330 Farrah offers 52 units delivered in 2013, providing a relatively newer option versus the neighborhoods early-2000s average vintage. This positioning, combined with neighborhood occupancy of 94.9% (neighborhood measure) and rent-to-income dynamics near the national median, supports operational stability and measured pricing power. Based on CRE market data from WDSuite, the surrounding 3-mile area has grown meaningfully and is projected to see further population and household expansion by 2028, which points to a larger tenant base and supports leasing durability.
Elevated neighborhood home values and strong educational attainment indicate resilient incomes that can sustain demand for quality rentals, even as ownership remains an option for some households. Amenity density is mixed and school ratings are lower, but proximity to diversified employment centers and the assets competitive vintage help balance these considerations. Investors should plan for targeted updates as the asset advances past its first decade to maintain relative competitiveness against new deliveries across the Austin metro.
- Newer 2013 vintage versus neighborhood average supports renter appeal and moderates near-term capex.
- Above-median neighborhood occupancy (94.9%, neighborhood-level) underpins income stability.
- 3-mile radius shows past growth and projected increases in population and households, expanding the tenant base.
- Elevated neighborhood home values and balanced renter concentration reinforce sustained multifamily demand.
- Risks: lower school ratings, below-median safety indicators, and uneven amenity density require active management and resident retention focus.