| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 88th | Best |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3810 Valley View Rd, Austin, TX, 78704, US |
| Region / Metro | Austin |
| Year of Construction | 1985 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3810 Valley View Rd, Austin Multifamily Investment
Positioned in Austin s urban core with durable renter demand and a high-cost ownership backdrop, this asset benefits from a deep tenant base and proximity to major employment nodes, according to WDSuite s CRE market data.
The property sits within an Urban Core neighborhood ranked 17th among 527 Austin Round Rock Georgetown metro neighborhoods, indicating competitive fundamentals for investors. Local amenity access is strong for daily needs, with grocery, park, and pharmacy density in higher national percentiles, supporting day-to-day convenience and leasing appeal. Childcare access also scores high relative to national peers, which can broaden the renter profile.
Neighborhood renter-occupied share is elevated (renter concentration near the top of metro peers), signaling depth in the tenant pool and supporting multifamily demand. By contrast, neighborhood occupancy levels trend closer to the middle-to-lower end nationally, so investors should underwrite realistic lease-up and retention assumptions rather than assuming premium occupancy outperformance.
Within a 3-mile radius, households have increased even as population modestly contracted, reflecting smaller household sizes and a shift toward more one- to two-person households a pattern that can expand the renter pool and support occupancy stability for smaller floorplans. Median incomes have risen over the last five years, and rent levels benchmark above national medians while rent-to-income ratios indicate relatively manageable affordability pressure, which can aid lease retention and pricing power.
Home values in the area are elevated relative to national benchmarks, and the value-to-income ratio sits high, characteristic of a high-cost ownership market. For investors, this typically sustains reliance on multifamily housing and reinforces demand for quality rentals near employment and amenities.
Safety indicators for the neighborhood track below national medians, with crime ranks positioning this area higher-risk than many Austin metro neighborhoods. Property-related incidents have eased year over year, offering a constructive directional signal, but overall safety still trails stronger-performing neighborhoods nationally.
Investors should calibrate underwriting with prudent assumptions for security measures and resident experience. Monitoring continuing trendlines and comparing to submarket benchmarks can help align capex and operations with resident expectations without overextending on non-revenue-generating spend.
Proximity to major employers helps support weekday demand and commute convenience, notably Whole Foods Market, Oracle, State Farm, New York Life, and Coca-Cola a mix that underpins leasing stability for workforce and professional tenants.
- Whole Foods Market corporate offices (3.1 miles) HQ
- Oracle Waterfront corporate offices (3.8 miles)
- State Farm Insurance insurance (6.0 miles)
- New York Life insurance (8.4 miles)
- Coca-Cola corporate offices (10.6 miles)
Built in 1985, the asset is slightly older than the neighborhood average vintage, which can position it for targeted value-add upgrades to improve competitive standing versus newer stock. The surrounding Urban Core location ranks among the metro s stronger neighborhoods and offers high amenity access and major employer proximity. Elevated home values and a sizable renter-occupied share support a durable tenant base and steady multifamily demand.
Within a 3-mile radius, rising household counts alongside smaller average household sizes point to a broader renter pool over time, while rent-to-income readings suggest manageable affordability pressure for residents. According to CRE market data from WDSuite, local rent levels sit above national medians, reinforcing the case for disciplined pricing with an eye toward retention.
- Urban core location with strong amenity access and proximity to major employers supports demand and retention.
- 1985 vintage offers value-add and modernization potential to strengthen competitive positioning.
- High-cost ownership market and elevated renter-occupied share deepen the tenant base for multifamily.
- Household growth and smaller household sizes within 3 miles indicate ongoing renter pool expansion.
- Risks: safety metrics below national medians and neighborhood occupancy nearer mid-to-lower tiers warrant conservative underwriting and focused operations.