| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 81st | Best |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4017 Victory Dr, Austin, TX, 78704, US |
| Region / Metro | Austin |
| Year of Construction | 1981 |
| Units | 116 |
| Transaction Date | 2013-10-31 |
| Transaction Price | $5,000,000 |
| Buyer | JM QUEST LTD |
| Seller | QUST CONDOMINIUMS LTD |
4017 Victory Dr Austin Multifamily Investment, 116 Units
Positioned in Austin s urban core, this property benefits from deep renter demand and neighborhood occupancy around 93% (neighborhood metric, not the property), according to WDSuite s CRE market data. Stable renter pools and proximity to major employers underpin leasing consistency while offering potential value-add upside.
The surrounding neighborhood rates A and ranks 60 out of 527 within the Austin metro, placing it in the top quartile among metro neighborhoods. For investors, this translates to strong location fundamentals and competitive positioning within the city s core.
Livability is a clear strength: cafes and restaurants are dense (both near the top of metro rankings and well into high national percentiles), alongside robust grocery and pharmacy access. By contrast, parks and formal childcare options are limited locally. These dynamics support convenience-driven urban lifestyles that often favor multifamily rentals.
The area shows a high renter concentration, with an estimated 85% of housing units renter-occupied at the neighborhood level, indicating a deep tenant base that can support demand and leasing velocity. Neighborhood occupancy is around 93% and near the national upper-middle range, suggesting generally steady absorption with routine lease management.
Construction vintage for the asset (1981) is slightly older than the neighborhood average year (1984). That age gap points to practical capital planning and value-add potential such as exterior refresh, common-area upgrades, or in-unit modernization to maintain competitive standing alongside newer or recently renovated stock.
Within a 3-mile radius, households increased over the last five years and are projected to grow further, even as average household size trends smaller. This pattern points to more, smaller households and a broader renter pool over time, which can support occupancy stability and diversified unit demand. Elevated home values relative to national benchmarks in the neighborhood context reinforce renter reliance on multifamily housing and can aid pricing power, though rent-to-income levels warrant attentive renewal and concession strategies.
Safety indicators in this neighborhood trail both metro and national benchmarks, with ranks in the lower tiers among 527 Austin-area neighborhoods and national percentiles that sit below the midpoint. For underwriting, this calls for prudent assumptions around security, lighting, and on-site management presence.
Recent trends are mixed: property offense estimates have eased modestly year over year, while violent offense estimates have increased. Taken together, the area remains below metro average on safety; investors often mitigate with targeted property-level measures and careful tenant screening, monitoring how conditions evolve relative to the wider Austin market.
Proximity to established employers supports a steady commuter renter base and can aid retention. Nearby anchors include Whole Foods Market, Oracle Waterfront, State Farm Insurance, New York Life, and Coca-Cola, offering varied professional employment within typical urban-core commute ranges.
- Whole Foods Market corporate offices (3.35 miles) HQ
- Oracle Waterfront corporate offices (4.10 miles)
- State Farm Insurance corporate offices (5.68 miles)
- New York Life corporate offices (8.36 miles)
- Coca-Cola corporate offices (10.73 miles)
4017 Victory Dr combines urban-core access with a renter-heavy neighborhood that has maintained upper-middle occupancy levels at the neighborhood level, supporting leasing durability. Based on commercial real estate analysis from WDSuite, the surrounding area s strong amenity density and elevated ownership costs relative to national norms reinforce reliance on rentals, while the property s 1981 vintage suggests actionable value-add through selective upgrades to compete effectively.
Within a 3-mile radius, household counts have grown and are projected to expand further even as average household size declines, pointing to a larger renter pool over time and diversified demand across smaller formats. Risks include below-average neighborhood safety metrics and rent-to-income pressure that may temper pricing power, both of which argue for disciplined operations and focused tenant retention strategies.
- Urban-core location with neighborhood occupancy near the upper-middle range supporting leasing stability
- High renter-occupied share indicates deep tenant base and demand depth
- 1981 vintage allows value-add through targeted renovations to strengthen competitive positioning
- 3-mile household growth and smaller household sizes expand the renter pool and support occupancy
- Risks: below-average neighborhood safety and rent-to-income pressure require prudent underwriting and retention focus