| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 81st | Best |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3622 Menchaca Rd, Austin, TX, 78704, US |
| Region / Metro | Austin |
| Year of Construction | 1977 |
| Units | 114 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3622 Menchaca Rd Austin Multifamily Investment
Urban-core renter concentration and amenity depth support steady leasing conditions in 78704, according to WDSuite’s CRE market data. A 1977 vintage suggests potential value-add through selective renovations to compete with newer stock.
Situated in Austin’s Urban Core, the neighborhood scores in the top quartile among 527 metro neighborhoods (A rating), indicating solid fundamentals for multifamily. Amenity access is a clear strength: cafes and restaurants rank competitively (e.g., cafes are ranked 5th of 527, and groceries 56th of 527), translating to daily convenience and lifestyle appeal that can aid retention. Average school ratings sit at the top of the metro’s 527 neighborhoods and are among the strongest nationally, reinforcing long-term neighborhood desirability for a diverse renter base.
The 1977 construction is older than the neighborhood’s average vintage (1984), which points to capital planning needs but also to renovation and repositioning upside to narrow the gap versus newer properties. Neighborhood occupancy is reported at around the low-90s and has eased modestly over five years, yet the share of housing units that are renter-occupied remains very high at the neighborhood level (about the mid‑80% range), signaling depth in the tenant base and ongoing demand for apartments.
Within a 3‑mile radius, households have expanded over the last five years and are projected to continue growing, even as average household size trends smaller. This dynamic typically supports a larger pool of renters and sustained demand for smaller formats. Median household incomes in the 3‑mile area have risen meaningfully, while asking rents have also advanced, reinforcing the need for thoughtful lease management as rent-to-income ratios in the neighborhood indicate some affordability pressure relative to national norms. Elevated home values and a higher value‑to‑income ratio versus many U.S. areas denote a high‑cost ownership market, which can underpin reliance on rental housing and help support occupancy and pricing power for well-positioned assets.
Relative to national benchmarks, the neighborhood’s amenity profile sits above average (64th percentile nationally), demographic strength is a top‑quintile outlier (81st percentile nationally), and housing metrics are stronger than many U.S. neighborhoods (around the low‑70s percentiles). These comparative advantages, combined with proximity to major employment nodes, contribute to durable renter demand for professionally operated multifamily assets.
Safety performance trails national norms overall (around the lower quintiles nationally), so underwriting should incorporate prudent security, lighting, and operational practices. Compared with other neighborhoods nationwide, this area trends less favorable on crime, and within the Austin metro it does not rank among the stronger cohorts; investors should account for this in marketing and resident-experience planning.
Recent trends are mixed: estimated property offenses show a modest year‑over‑year decline, while estimated violent offenses increased over the same period. Monitoring trajectory and coordinating with local resources can help maintain leasing momentum despite these headwinds. As always, crime patterns vary by micro‑location and over time, so property‑level measures and resident engagement are important inputs to stability.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience, including Whole Foods Market, Oracle, State Farm, New York Life, and Coca‑Cola.
- Whole Foods Market — grocery HQ (2.9 miles) — HQ
- Oracle Waterfront — enterprise software (3.8 miles)
- State Farm Insurance — insurance (6.1 miles)
- New York Life — insurance (8.1 miles)
- Coca-Cola — beverage (10.4 miles)
This 114‑unit, urban‑core asset benefits from a high renter concentration at the neighborhood level, strong amenity access, and proximity to major employers—factors that support tenant depth and leasing resilience. Based on CRE market data from WDSuite, neighborhood occupancy remains healthy, while the elevated ownership cost environment helps sustain reliance on rentals, particularly for smaller‑format units.
The 1977 vintage implies near‑term capital planning but also creates clear value‑add pathways through interior upgrades, system modernization, and common‑area enhancements to sharpen competitive positioning against newer stock. Demographic indicators within a 3‑mile radius—rising household counts and income growth alongside smaller household sizes—point to ongoing renter pool expansion, though rent-to-income levels suggest careful renewal management to preserve retention.
- Urban-core location with top-quartile neighborhood fundamentals among 527 metro peers
- High renter-occupied share supports deep tenant base and occupancy stability
- 1977 vintage offers value-add potential via targeted renovations and modernization
- Strong employer access (Whole Foods HQ, Oracle) aids leasing and retention
- Risk: Safety metrics trail national norms and affordability pressure warrants proactive lease management