| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 85th | Best |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1805 Newton St, Austin, TX, 78704, US |
| Region / Metro | Austin |
| Year of Construction | 1974 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1805 Newton St Austin Multifamily Value-Add Potential
Positioned in an inner-suburb pocket of Austin with steady renter demand and high-cost homeownership, the asset benefits from durable occupancy drivers, according to WDSuite’s CRE market data. The location supports retention and pricing discipline while leaving room for targeted upgrades.
The property sits in an Inner Suburb neighborhood rated A and ranked 72 out of 527 Austin-area neighborhoods—above the metro median—signaling solid fundamentals for income stability and leasing velocity. Neighborhood-level NOI per unit trends are competitive (top quartile nationally), per commercial real estate analysis from WDSuite, which supports the case for sustained investor interest at this address.
Daily needs are well covered nearby: grocery and park access are both strong relative to national peers, and the restaurant density is among the higher concentrations in the metro. Cafés and pharmacies are thinner, so residents rely more on the broader South Austin network for those services. Average school ratings trend around the mid-range, offering a balanced backdrop for workforce housing.
Neighborhood occupancy has tracked around national norms, reinforcing a base case of leasing stability rather than volatility. The share of housing units that are renter-occupied is competitive among Austin neighborhoods (rank 168 out of 527), indicating a meaningful tenant base for multifamily operators. Elevated neighborhood home values, combined with a moderate rent-to-income posture, suggest that the high-cost ownership market sustains reliance on rentals while supporting retention management.
Within a 3-mile radius, demographics show a large 18–34 cohort and multi-year growth in both population and households, with projections pointing to further household increases and smaller average household size. For an average unit size near 402 square feet, this demand mix supports smaller-format product and contributes to a deeper renter pool, according to WDSuite’s multifamily property research.
The asset’s 1974 construction is older than the neighborhood average vintage, creating scope for targeted capital improvements or value-add upgrades to remain competitive with newer stock while addressing systems and finishes over time.
Safety indicators for the neighborhood sit below national averages, with violent and property offense rates positioned in weaker national percentiles. In the Austin metro context, the neighborhood’s crime rank is 373 out of 527 neighborhoods, indicating it trails much of the region. That said, recent trends show an improvement in property offenses with a year-over-year decline, suggesting conditions have been moving in a constructive direction.
Investors should underwrite with prudent assumptions—enhanced lighting, access control, and community management can support tenant experience and retention. Compare historical trends and property-level security practices against nearby submarkets to calibrate expectations.
Proximity to major employers underpins workforce demand and commute convenience for renters, including Whole Foods Market, Oracle, New York Life, State Farm, and Coca-Cola—all within practical reach for South Austin residents.
- Whole Foods Market — grocery HQ & corporate offices (1.7 miles) — HQ
- Oracle Waterfront — enterprise software & cloud offices (1.9 miles)
- New York Life — insurance offices (7.9 miles)
- State Farm Insurance — insurance offices (8.0 miles)
- Coca-Cola — consumer beverages offices (9.3 miles)
1805 Newton St offers a South Austin location with established renter demand, high home values that reinforce reliance on rentals, and neighborhood occupancy that has tracked near national norms. Based on CRE market data from WDSuite, the surrounding neighborhood ranks above the metro median with top-quartile NOI-per-unit performance nationally, supporting a thesis of durable income with operational discipline rather than outsized volatility.
The 1974 vintage is older than the neighborhood average, creating tangible value-add potential via systems modernization and interior upgrades to stay competitive against newer supply. Within a 3-mile radius, population and household growth—alongside a large 18–34 renter cohort and smaller projected household sizes—expands the tenant base for smaller-format units, aligning with the property’s compact average unit size. Key risks include comparative safety metrics and the capex required to execute renovations; underwriting should reflect measured lease-up expectations and ongoing asset management.
- Above-metro neighborhood ranking with top-quartile NOI-per-unit trends supports income durability
- High-cost ownership market sustains renter reliance, aiding retention and pricing discipline
- 1974 vintage provides clear value-add and systems upgrade pathways
- 3-mile radius shows expanding households and a sizable 18–34 cohort, deepening the renter pool
- Risks: comparative safety standing and capex requirements warrant conservative underwriting