| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Good |
| Demographics | 61st | Fair |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14761 Merrilltown Dr, Austin, TX, 78728, US |
| Region / Metro | Austin |
| Year of Construction | 1999 |
| Units | 90 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14761 Merrilltown Dr Austin Multifamily Investment
Neighborhood occupancy has held in a stable range with a deep renter base, according to WDSuite’s CRE market data, supporting durable leasing for a 90-unit asset. Elevated ownership costs in North Austin further reinforce multifamily demand and retention potential.
The property sits in a B-rated, Urban Core neighborhood that is competitive among Austin-Round Rock-Georgetown neighborhoods (ranked 221 out of 527). Local occupancy for the neighborhood has been steady near the low-90s, indicating generally reliable tenant retention and leasing velocity for comparable assets rather than late-cycle softness.
Renter concentration is high, with an estimated 73.2% of housing units renter-occupied. For investors, that points to a broad tenant pool and consistent demand for professionally managed apartments, supporting occupancy stability across cycles.
Livability inputs are mixed: grocery access is strong and restaurants are relatively plentiful compared with many neighborhoods nationally, while formal parks, pharmacies, and cafes are limited within the neighborhood footprint. Childcare access is a relative strength, which can aid family-oriented renter retention.
Within a 3-mile radius, population and households have expanded over the past five years, with forecasts indicating continued population growth and a sizable increase in households through 2028. Rising incomes and a contracting average household size together imply a larger renter pool and sustained depth of demand for a range of unit types.
Home values are elevated versus national norms, and the neighborhood’s value-to-income ratio sits in a high national percentile. This high-cost ownership backdrop tends to sustain multifamily demand and can enhance pricing power, while a rent-to-income ratio near 0.23 signals manageable affordability pressure that can support lease retention and renewal strategies.
Safety indicators are generally favorable in a comparative context. The neighborhood sits above national safety averages (around the mid-60s national percentiles for lower violent and property offense exposure), suggesting conditions that are competitive among peer neighborhoods rather than outlier risk.
Recent trend data also shows improvement, with violent offense rates declining year over year and property offenses edging down. Investors should still underwrite to standard operational safeguards and monitor submarket trends, but current readings point to stable-to-improving conditions relative to broader urban areas.
Proximity to major corporate offices underpins commuter convenience and supports renter demand, led by technology and diversified corporate services including Dell Technologies, Arconic, Adobe, Airgas, and Coca-Cola.
- Dell Technologies — technology (2.8 miles) — HQ
- Arconic — industrial products (2.9 miles) — HQ
- Adobe — software (3.8 miles)
- Airgas — industrial gases (4.8 miles)
- Coca-Cola — consumer beverages (5.2 miles)
Built in 1999, the asset is newer than the neighborhood’s average vintage, offering competitive positioning versus older stock while still leaving room for selective modernization to drive rent premiums and reduce near-term capital friction. The surrounding neighborhood shows stable occupancy and a high share of renter-occupied housing units, supporting dependable leasing fundamentals. Elevated for-sale housing costs locally, paired with a moderate rent-to-income profile, further support retention and pricing power without overextending affordability.
Demand drivers are reinforced by 3-mile radius trends: recent population and household growth and projections for further household expansion indicate a larger tenant base over the next few years. According to CRE market data from WDSuite, neighborhood metrics—renter concentration, stable occupancy, and improving safety trends—align with steady multifamily performance expectations in North Austin.
- Newer 1999 vintage vs. local average, with value-add modernization potential
- High renter-occupied share and stable neighborhood occupancy support leasing durability
- Elevated ownership costs bolster multifamily demand and pricing power
- Expanding 3-mile renter pool from population and household growth underpins absorption
- Watchlist: limited neighborhood parks/pharmacies and ongoing affordability management in underwriting