| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 87th | Best |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2904 Swisher St, Austin, TX, 78705, US |
| Region / Metro | Austin |
| Year of Construction | 1972 |
| Units | 34 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2904 Swisher St Austin Multifamily Investment
Neighborhood data points to durable renter demand and steady occupancy in this Inner Suburb pocket of Austin, according to WDSuite’s CRE market data. All occupancy and demographic metrics cited refer to the surrounding neighborhood, not the property.
The property sits in an Inner Suburb neighborhood ranked A (51 of 527 metro neighborhoods), signaling competitive fundamentals within Austin. Restaurant density is strong (top quartile nationally), with grocery access above average and parks coverage similarly favorable, while childcare availability ranks high among metro peers — a mix that supports day-to-day livability for renters.
Schools in the area score well (top decile nationally on average rating), which can aid leasing velocity and retention for larger units. Neighborhood occupancy is in the upper half of U.S. neighborhoods and has improved over the past five years, indicating resilient absorption at the neighborhood level rather than at the property.
Renter-occupied housing comprises a large share of units in the neighborhood (near the top national percentile), pointing to a deep tenant pool and ongoing leasing activity for multifamily assets. Median contract rents sit well above national norms, and home values are elevated versus U.S. benchmarks; together these dynamics reinforce reliance on rentals and can support pricing power for well-positioned assets.
Within a 3-mile radius, population and household counts have grown, with forecasts calling for further household expansion and smaller average household size. This combination typically broadens the tenant base and can support occupancy stability for professionally managed communities, based on commercial real estate analysis from WDSuite.
Safety outcomes are mixed relative to peers: the neighborhood sits below the national median for overall safety, and violent-offense safety is comparatively weaker (low national percentile). Within the Austin metro, it falls below the metro median among 527 neighborhoods. That said, recent trends show improvement, with both violent and property offense rates declining year over year.
Investors should incorporate these comparisons into underwriting and operations planning — for example, budgeting for visible security measures and resident engagement — while recognizing the downward trend in incident rates as a constructive signal.
Proximity to established corporate offices supports a broad commuter tenant base and can aid leasing stability, notably Whole Foods Market, Oracle Waterfront, New York Life, Coca-Cola, and Airgas.
- Whole Foods Market — grocery corporate offices (2.0 miles) — HQ
- Oracle Waterfront — technology offices (3.1 miles)
- New York Life — insurance (6.3 miles)
- Coca-Cola — beverages corporate offices (6.4 miles)
- Airgas — industrial gases offices (6.7 miles)
Built in 1972, the asset may benefit from targeted capital improvements and interior modernization to strengthen competitive positioning against newer stock. The surrounding neighborhood shows sustained renter concentration and improving neighborhood occupancy, with elevated home values that reinforce multifamily demand; underwriting should also account for rent-to-income pressure to manage retention and renewal strategies. According to CRE market data from WDSuite, the area’s household and population growth within a 3-mile radius supports a larger tenant base, while strong access to employers underpins commute convenience.
Overall, the thesis centers on stable renter demand, value-add potential tied to vintage, and location advantages near employment — balanced by safety comparisons below national medians and the need for disciplined lease management.
- Deep renter pool and improving neighborhood occupancy support leasing stability
- 1972 vintage offers value-add/modernization upside to enhance competitiveness
- Elevated home values locally reinforce reliance on rentals and pricing power
- Proximity to major corporate offices broadens the commuter tenant base
- Risks: below-median safety and higher rent-to-income call for focused retention and ops