| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 93rd | Best |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4314 Gillis St, Austin, TX, 78745, US |
| Region / Metro | Austin |
| Year of Construction | 1973 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4314 Gillis St Austin Multifamily Opportunity
Renter demand is supported by a high-cost ownership landscape and a deep 3-mile renter pool, according to WDSuite’s commercial real estate analysis. Neighborhood-level occupancy sits near the national midpoint, signaling stable leasing with room for operational upside.
Located in Austin’s Inner Suburb fabric, the neighborhood rates a B and places 242 out of 527 metro neighborhoods, indicating performance above the metro median in several investment-relevant inputs while not at the top tier. Restaurant density is comparatively strong (rank 110 of 527), placing the area competitive among Austin neighborhoods for dining options, while other everyday amenities measured within strict neighborhood boundaries (grocery, parks, pharmacies, cafes, childcare) are limited and may require short drives to nearby corridors.
Home values in the neighborhood are elevated relative to many U.S. areas (median levels track in the higher national percentiles), which generally reinforces reliance on rental housing and supports pricing power for well-positioned assets. Median contract rents have grown over the last five years, aligning with broader Austin trends and helping sustain revenue momentum for stabilized properties.
Within a 3-mile radius, households have expanded while average household size has edged lower, pointing to a larger base of lease-ready households. Renter-occupied units account for roughly two-thirds of housing within this radius, indicating a deep tenant base that supports occupancy stability and consistent leasing velocity.
The average neighborhood construction year skews newer than this asset, which was built in 1973. For investors, the older vintage can translate into value-add potential through targeted interior upgrades and system modernization to compete effectively against 1990s-and-newer stock while planning for near-to-medium term capital needs.
Safety indicators for the neighborhood sit below the national midpoint, with property and violent offense measures weaker than many areas nationwide. However, year-over-year trends show meaningful improvement in violent offense rates, placing the neighborhood in a stronger improvement bracket nationally. Investors should underwrite with prudent security and lighting plans, while noting the recent downward trend as a supportive factor for tenant retention.
Proximity to major employment nodes supports workforce housing demand and commute convenience, led by grocery headquarters, enterprise software, insurance, and beverage employers listed below.
- Whole Foods Market — grocery headquarters (3.5 miles) — HQ
- Oracle Waterfront — enterprise software offices (3.8 miles)
- State Farm Insurance — insurance (5.9 miles)
- New York Life — insurance (8.8 miles)
- Coca-Cola — beverage offices (11.0 miles)
This 24-unit asset, built in 1973, sits in an Inner Suburb neighborhood where elevated home values and a sizable 3-mile renter base underpin durable demand. Occupancy for the neighborhood trends around the national midpoint and, according to CRE market data from WDSuite, rent and income growth in the area have outpaced many U.S. locations—favorable for maintaining collections and measured rent steps as units are improved.
The property’s older vintage presents a straightforward value-add angle: upgrades can reposition units against a supply pool that skews newer on average, while still targeting workforce renters drawn by commute access to prominent employers. Amenity limitations within strict neighborhood boundaries and safety levels below the national midpoint should be balanced with prudent operating practices and realistic underwriting.
- Deep 3-mile renter base supports tenant demand and lease-up stability
- 1973 vintage offers value-add potential through unit and systems modernization
- Neighborhood occupancy near national midpoint with room for operational upside
- Elevated ownership costs in the neighborhood reinforce multifamily reliance and pricing power
- Risks: amenity scarcity within neighborhood bounds, safety below national midpoint, and capex needs typical of older assets