| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 68th | Good |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2815 Guadalupe St, Austin, TX, 78705, US |
| Region / Metro | Austin |
| Year of Construction | 2007 |
| Units | 75 |
| Transaction Date | 2011-11-01 |
| Transaction Price | $14,900,000 |
| Buyer | IPERS Venue on Guadalupe Inc. |
| Seller | University House at Guadalupe |
2815 Guadalupe St Austin Urban-Core Multifamily Opportunity
Positioned in an A-rated Urban Core neighborhood that is competitive among 527 Austin metro neighborhoods, the asset benefits from deep renter demand and strong amenity access, according to WDSuite’s CRE market data. Neighborhood occupancy trends trail national norms, so durable leasing performance hinges on product quality, tenant targeting, and asset management.
The location sits in an A-rated Urban Core pocket (ranked 45th of 527 Austin neighborhoods), signaling strong fundamentals relative to the metro. Amenity access is a clear strength: restaurants are in the top percentile nationally, pharmacies are among the highest nationwide, and grocery and park access are both in the top decile. Within the metro, amenity density is competitive (amenity rank 16 of 527), supporting day-to-day convenience that helps with leasing and retention.
Renter concentration in the neighborhood is high at roughly 65% of housing units renter-occupied (above the 90th percentile nationally), indicating a sizable tenant base for multifamily owners. By contrast, neighborhood occupancy measures are below national norms, implying that effective leasing, renewals, and targeted concessions may be needed to sustain performance through cycles. Median contract rents sit above the national midpoint, and the rent-to-income ratio indicates affordability pressure, which calls for disciplined pricing and renewal management.
Within a 3-mile radius, demographics point to a larger tenant base over time: recent years show population growth alongside a notable increase in households, and forecasts indicate further expansion in households and incomes. This combination typically supports lease-up velocity for well-positioned units and can stabilize occupancy despite periodic supply deliveries.
The property’s 2007 construction is newer than the neighborhood’s average vintage (1977), providing competitive positioning versus older stock. Investors should still plan for mid-life systems updates and selective modernization to sustain rents and differentiate from comparable assets.
Home values in the area are elevated versus national benchmarks (top decile nationally), and the value-to-income ratio is among the highest in the country. A high-cost ownership market can reinforce reliance on rental housing and support tenant retention for well-managed multifamily assets.
Safety indicators are mixed relative to national and metro comparisons. The neighborhood’s crime rank sits at 239 out of 527 Austin neighborhoods, placing it around the metro middle, while national percentiles indicate it is below the national median for safety. Investors should weigh this context against recent momentum: estimated property offenses declined meaningfully year over year, and violent offense rates edged down, suggesting improvement rather than deterioration.
Given these dynamics, underwriting should incorporate practical measures—access control, lighting, and resident engagement—to maintain leasing competitiveness and support retention, especially during seasonal demand shifts.
Proximity to a diverse employment base supports renter demand and reduces commute frictions. Nearby employers include grocery retail headquarters, enterprise software, insurance, beverages, and industrial gases—concentrations that can aid leasing depth and renewal stability.
- Whole Foods Market — grocery retail (1.7 miles) — HQ
- Oracle Waterfront — enterprise software (3.7 miles)
- New York Life — insurance (5.4 miles)
- Coca-Cola — beverages (6.0 miles)
- Airgas — industrial gases (6.8 miles)
This 75-unit, 2007-vintage asset benefits from an A-rated Urban Core location with top-tier amenity access and a large renter-occupied share, supporting a deep tenant base. While neighborhood occupancy trends are below national norms, proximity to varied employers and steady 3-mile household growth help underpin leasing, with the newer vintage offering competitive positioning versus older stock. According to CRE market data from WDSuite, the area’s ownership costs are elevated relative to incomes, which can reinforce reliance on rental housing and support retention for well-managed communities.
Key considerations include managing affordability pressure (rent-to-income) and executing targeted upgrades as systems reach mid-life to sustain pricing power. With disciplined operations and product differentiation, the property can leverage location strengths to mitigate occupancy softness at the neighborhood level.
- Urban Core A-rated location with top-decile amenity access supporting leasing depth
- 2007 vintage competes well against older local stock; plan mid-life system updates
- Large renter-occupied share and expanding 3-mile household base bolster tenant demand
- Elevated ownership costs can support renter reliance and renewal prospects
- Risks: neighborhood occupancy below national norms and rent-to-income pressure require disciplined pricing and retention strategies