| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 89th | Best |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1300 Spyglass Dr, Austin, TX, 78746, US |
| Region / Metro | Austin |
| Year of Construction | 1973 |
| Units | 23 |
| Transaction Date | 2006-12-29 |
| Transaction Price | $40,062,500 |
| Buyer | BARTONNAREL LLC |
| Seller | WINDRIGE INVESTORS LLC |
1300 Spyglass Dr, Austin TX Multifamily Value-Add
1973 vintage in an inner-suburb pocket where renter demand is deep and ownership costs are elevated, according to WDSuite’s CRE market data. The neighborhood’s occupancy is around metro norms, positioning renovations to drive competitive differentiation and retention.
This inner-suburb location is competitive among Austin-Round Rock-Georgetown neighborhoods (ranked 91 of 527) with strong livability anchors. Park access is a standout, landing in the 99th percentile nationally, while restaurants and groceries are available at levels above many areas of the country. Cafés and pharmacies are thinner locally, so day-to-day convenience relies more on the nearby restaurant and grocery mix than on specialty storefronts.
For investors, the housing context supports a reliable tenant base. The neighborhood has a very high share of renter-occupied units (99th percentile nationally), which broadens leasing depth and helps sustain absorption through cycles. Median home values sit in a high-cost ownership market (93rd percentile nationwide), reinforcing renter reliance on multifamily housing and supporting pricing power over time.
Demographic signals are favorable. Within a 3-mile radius, households and families have expanded in recent years alongside rising incomes, indicating a larger, higher-earning renter pool. Small average household sizes locally and a high concentration of college-educated adults (top-tier nationally) align with demand for well-finished units and professional management. Neighborhood occupancy is near the metro average, so asset-level execution remains the lever to outperform. These patterns align with insights from WDSuite’s multifamily property research without over-relying on any single metric.
Vintage matters here: the neighborhood’s average construction year is 1983, making the subject property’s 1973 build older than much of the nearby stock. That suggests capital expenditure planning and a practical value-add path—modernizing interiors, common areas, and systems to compete effectively against newer comparables.
Safety trends should be evaluated with care. Relative to national comparisons, the neighborhood performs below average on safety measures (crime metrics are around the 25th percentile nationally), and it ranks in the lower half among 527 Austin-area neighborhoods. That indicates higher incident exposure than many parts of the metro.
Recent movement is mixed: property offenses have declined approximately 20% year over year, while the violent-offense rate increased over the same period. For underwriting, investors typically account for these trends via security upgrades, tenant screening, lighting and access controls, and by weighting comps with similar urban adjacency.
Nearby employment anchors span technology, retail headquarters, and financial services, supporting a professional renter base and commute convenience. The following employers are most relevant by proximity: Whole Foods Market, Oracle Waterfront, New York Life, State Farm Insurance, and Coca-Cola.
- Whole Foods Market — retail HQ & corporate operations (2.1 miles) — HQ
- Oracle Waterfront — technology & cloud offices (4.1 miles)
- New York Life — insurance offices (6.5 miles)
- State Farm Insurance — insurance offices (6.8 miles)
- Coca-Cola — consumer goods offices (8.9 miles)
1300 Spyglass Dr offers a classic value-add profile: a 1973 multifamily asset in a high-renter neighborhood with elevated ownership costs and strong professional demographics. Neighborhood occupancy trends are around metro norms, but renter concentration and a deep, well-paid tenant base support leasing durability. According to CRE market data from WDSuite, parks access is among the strongest nationally and local restaurants and groceries add livability, while limited cafés/pharmacies and below-average safety metrics warrant pragmatic operating plans.
The older vintage relative to nearby 1980s-era stock points to renovation and systems upgrades as the clearest path to outperformance. With home values high versus incomes at the neighborhood level, renters are likely to remain active in this submarket, and well-executed upgrades can translate into stronger retention and occupancy stability versus undifferentiated competitors.
- High renter-occupied share and professional demographics expand the tenant base and support leasing depth
- 1973 vintage creates clear value-add levers through interior refresh, common-area upgrades, and system modernization
- Elevated home values versus incomes reinforce multifamily reliance and pricing power potential
- Strong parks access and solid restaurant/grocery presence enhance livability and retention
- Risks: below-average safety metrics and thinner café/pharmacy presence call for targeted operating strategies