| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 80th | Best |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4529 Avenue A, Austin, TX, 78751, US |
| Region / Metro | Austin |
| Year of Construction | 1976 |
| Units | 34 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4529 Avenue A Austin Multifamily Value‑Add Opportunity
Positioned in Austin’s Urban Core, the neighborhood shows occupancy in the low‑90s and a high renter‑occupied share, pointing to durable tenant demand according to WDSuite’s CRE market data.
This Urban Core neighborhood ranks 107 out of 527 across the Austin metro, placing it above the metro median for overall neighborhood performance. Grocery, park, and pharmacy access test strong (each in the upper 80s nationally by percentile), supporting daily-living convenience, while restaurants are competitive around the national middle. Cafe and childcare density are lighter within the neighborhood footprint, which may modestly limit walk-to options for those amenities.
For investors screening demand depth, the neighborhood’s renter-occupied share is high (73.7%, 98th percentile nationally), indicating a large tenant base relative to owner stock. Neighborhood occupancy is in the low‑90s (around the 62nd national percentile), a level that typically supports leasing stability and retention. Median contract rents trend in the 70s nationally by percentile, while a rent‑to‑income ratio near 0.24 (16th percentile nationally) suggests comparatively manageable rent burdens that can favor renewals and disciplined revenue management.
Home values index in the upper‑80s nationally by percentile with a value‑to‑income ratio near the 95th percentile, signaling a high‑cost ownership market. In practice, that context tends to sustain reliance on multifamily housing and can bolster pricing power for well‑positioned assets, particularly for units that meet modern expectation on finishes and efficiency.
Demographic statistics are aggregated within a 3‑mile radius. Over the past five years, the area registered population growth alongside a larger increase in households and a decline in average household size—trends that expand the renter pool and often tilt demand toward smaller floor plans. Looking ahead to 2028, forecasts indicate additional population and household growth with continued income gains, reinforcing prospects for occupancy stability and rent resilience in this submarket.
Safety outcomes are mixed relative to broader benchmarks. Nationally, the neighborhood sits below the median for safety (around the 31st percentile for overall crime and the 17th percentile for violent incidents), and within the Austin metro it ranks 380 out of 527 neighborhoods, indicating below‑average safety compared with regional peers. At the same time, property offense rates show a recent year‑over‑year decline, which is a constructive directional signal to monitor.
Investors should consider standard measures for property security, lighting, and access control, and track neighborhood trendlines over multiple periods rather than single‑year changes to inform underwriting and capital planning.
Proximity to major employers supports commuter convenience and a broad renter base, with a concentration of corporate offices within a 3–6 mile radius including Whole Foods Market, Oracle, Coca‑Cola, New York Life, and Airgas.
- Whole Foods Market — grocery HQ & corporate offices (3.0 miles) — HQ
- Oracle Waterfront — enterprise software offices (4.7 miles)
- Coca-Cola — beverages corporate offices (4.8 miles)
- New York Life — insurance offices (5.1 miles)
- Airgas — industrial gases offices (5.5 miles)
4529 Avenue A is a 34‑unit, mid‑1970s asset in Austin’s Urban Core where neighborhood occupancy trends in the low‑90s and the renter‑occupied share is elevated. According to CRE market data from WDSuite, strong grocery/park/pharmacy access, a high‑cost ownership landscape, and a deep renter base collectively support steady demand. The 1976 vintage points to value‑add potential through targeted renovations and building‑system upgrades to enhance competitiveness against newer supply.
Within a 3‑mile radius, recent and forecast growth in households—alongside shrinking average household size and rising incomes—suggests ongoing renter pool expansion that can underpin occupancy stability. Balanced by below‑median safety metrics and lighter cafe/childcare density, the opportunity favors investors comfortable pairing operational discipline with selective capital improvements.
- High renter concentration and low‑90s neighborhood occupancy support leasing durability
- High‑cost ownership market reinforces reliance on multifamily housing and pricing power
- 1976 vintage offers value‑add and system‑upgrade potential to compete with newer stock
- 3‑mile radius shows household growth and rising incomes, expanding the tenant base
- Risks: below‑median safety and thinner cafe/childcare density warrant prudent underwriting and asset‑level security