| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 80th | Best |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4505 Avenue D, Austin, TX, 78751, US |
| Region / Metro | Austin |
| Year of Construction | 1973 |
| Units | 29 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4505 Avenue D Austin Multifamily Investment
Neighborhood occupancy has held in the low-90% range with a high share of renter-occupied units, supporting stable tenant demand according to WDSuite’s CRE market data; all occupancy figures reference the surrounding neighborhood, not this property.
Situated in Austin’s Urban Core with an A- neighborhood rating, the area ranks 107 out of 527 metro neighborhoods — top quartile locally. For investors, this positioning points to durable location fundamentals and steady multifamily demand relative to many Austin submarkets.
Daily needs are well served: grocery, parks, and pharmacies score in the high-80s percentiles nationally, while broader amenity access trends slightly above average. Café and childcare density is thinner, which may modestly temper lifestyle convenience but does not detract from the core renter base served by nearby essentials. Neighborhood median contract rents sit above national norms (upper-third nationally), and neighborhood occupancy trends above the national median, both supportive of revenue stability over a cycle.
Unit tenure skews strongly toward renter-occupied housing (among the highest shares nationally), indicating a deep tenant base that can aid leasing velocity and renewal capture. Median home values in the neighborhood are elevated (upper-teens percentiles nationally), and the value-to-income ratio is high compared with most U.S. neighborhoods — a high-cost ownership market that tends to reinforce reliance on multifamily rentals and can support pricing power and retention for well-managed assets.
Demographics aggregated within a 3-mile radius show recent population growth alongside a larger increase in households and families, with forecasts pointing to further gains by 2028. The mix features a substantial share of adults ages 18–34 and high educational attainment (top national percentiles), expanding the renter pool and supporting occupancy stability for smaller-format units typical of close-in Austin neighborhoods.
Compared with other Austin neighborhoods (ranked 380 out of 527), the area reflects below-metro-average safety conditions and sits below national safety benchmarks overall. Nationally, property and violent offense rates place the neighborhood in lower percentiles, signaling a need for prudent asset management and security protocols.
Recent trends are mixed: estimated property offenses have improved year over year, while violent offenses have risen. For investors, this argues for underwriting appropriate operating controls (lighting, access systems, partnerships with local patrols) and factoring potential insurance and loss-prevention costs into pro formas rather than assuming near-term improvement.
Proximity to established corporate offices underpins workforce housing demand and commute convenience, with nearby employment anchored by Whole Foods Market, Oracle Waterfront, Coca-Cola, New York Life, and Airgas.
- Whole Foods Market — grocery HQ (3.0 miles) — HQ
- Oracle Waterfront — enterprise software offices (4.6 miles)
- Coca-Cola — beverage offices (4.9 miles)
- New York Life — insurance offices (5.2 miles)
- Airgas — industrial gases offices (5.5 miles)
4505 Avenue D is a 29-unit asset in Austin’s Urban Core where neighborhood occupancy trends above national norms and the renter-occupied share is among the highest nationwide, supporting depth of demand and leasing stability. Elevated neighborhood home values and ownership costs further sustain reliance on rentals, while demographic momentum within 3 miles — including recent household growth and a large 18–34 cohort — expands the tenant base for smaller-format units. According to CRE market data from WDSuite, neighborhood rent levels sit above national averages, aligning with the submarket’s ability to support stabilized revenue when managed for retention.
Built in 1973, the property may present value-add potential through unit and systems modernization typical for its vintage, with capex planning important for competitive positioning against newer stock. Investors should also account for neighborhood safety metrics that trail metro and national benchmarks by incorporating prudent operating controls and conservative insurance assumptions.
- High renter concentration and above-median neighborhood occupancy support leasing stability
- Elevated local home values reinforce renter reliance, aiding pricing power and retention
- 3-mile demographics show household growth and a sizable 18–34 cohort, expanding the tenant base
- 1973 vintage enables value-add through targeted renovations and systems upgrades
- Risk: below-metro safety rankings warrant security measures and conservative operating assumptions