| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Fair |
| Demographics | 42nd | Poor |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1601 E Anderson Ln, Austin, TX, 78752, US |
| Region / Metro | Austin |
| Year of Construction | 1984 |
| Units | 96 |
| Transaction Date | 2015-01-20 |
| Transaction Price | $6,100,000 |
| Buyer | Carlisle Apartments, Inc. |
| Seller | --- |
1601 E Anderson Ln Austin Multifamily Investment
Renter demand is supported by a high neighborhood renter concentration and solid service amenity access, according to WDSuite’s CRE market data. The location offers income-oriented upside through operational execution rather than relying solely on outsized rent growth.
The property sits in an inner-suburb Austin location with service-forward amenities that support daily needs. Neighborhood restaurant density is in the top quartile nationally, and pharmacy access also ranks in the top quartile, while grocery access is above the national median. In contrast, parks and cafes are limited locally, which places a premium on on-site community features for resident engagement.
At the neighborhood level (not the property), occupancy is above the national median and the share of housing units that are renter-occupied is among the highest in the metro (ranked 29 of 527), signaling depth in the tenant base and potential leasing stability. Median contract rents trend near the national upper-middle range, and a neighborhood rent-to-income ratio near 0.18 suggests manageable affordability pressure that can aid renewal retention and reduce turnover sensitivity.
Within a 3-mile radius, recent trends show a flat-to-slightly lower population but an 11.9% increase in households, indicating smaller household sizes and an expanding renter pool. Forward-looking data points to a substantial increase in households by 2028 alongside further downsizing in average household size, which can translate into steadier absorption for well-managed mid-size units. Home values sit in the upper third nationally, a high-cost ownership context that tends to sustain reliance on multifamily rentals and support pricing power when operations are strong.
Relative to the Austin-Round Rock-Georgetown metro, the neighborhood’s overall rating is C+ (ranked 361 of 527), but housing fundamentals and amenity access compare more favorably than the headline score suggests. These dynamics, combined with proximity to diversified employers, offer a pragmatic case for durable renter demand grounded in operational execution and targeted improvements backed by WDSuite’s commercial real estate analysis.
Safety indicators are mixed and should be underwritten conservatively. The neighborhood’s crime ranking is 305 out of 527 Austin metro neighborhoods, placing it below the metro median and around the lower national percentiles for safety. Year over year, both violent and property offense rates have declined in the area, which is a constructive trend to monitor for persistence over subsequent periods.
Investors should emphasize practical measures—lighting, access control, and resident engagement—to support retention and asset performance, while benchmarking incident trends against comparable Austin submarkets and the broader metro to gauge trajectory rather than any single-year snapshot.
Nearby corporate offices provide a varied employment base that supports renter demand through short commutes and diversified industries. Key employers within easy reach include Airgas, Coca-Cola, Adobe, Whole Foods Market, and Oracle Waterfront.
- Airgas — industrial gases & supplies (3.4 miles)
- Coca-Cola — beverage offices (4.4 miles)
- Adobe — software offices (5.4 miles)
- Whole Foods Market — corporate offices (5.8 miles) — HQ
- Oracle Waterfront — technology offices (6.4 miles)
This 96-unit, mid-1980s asset offers a straightforward operational story in an inner-suburb Austin location where the neighborhood-level renter concentration is among the highest in the metro and occupancy trends sit above national medians. According to CRE market data from WDSuite, amenity access is strongest for restaurants, groceries, and pharmacies, helping support day-to-day convenience and lease retention even as parks and cafes are less prevalent.
Built in 1984, the property presents classic value-add and capital planning angles—common-area refreshes, unit modernization, and energy or systems updates—to enhance competitiveness versus newer stock. Within a 3-mile radius, household counts have risen and are projected to expand further with smaller average household sizes, which can broaden the renter pool and help stabilize occupancy for well-managed 1–2 bedroom product.
- High neighborhood renter concentration supports depth of demand and leasing stability
- Service-oriented amenities (restaurants, groceries, pharmacies) underpin daily convenience and retention
- 1984 vintage enables value-add through interiors, exteriors, and systems upgrades
- 3-mile household growth and smaller household sizes point to an expanding renter pool
- Risks: below-median safety ranking locally and limited parks/cafes require proactive management and amenity strategy