| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 75th | Good |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4601 Sagebrush Trl, Austin, TX, 78745, US |
| Region / Metro | Austin |
| Year of Construction | 1973 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4601 Sagebrush Trl Austin TX Value-Add Multifamily
1973 vintage in an inner-suburban Austin location with solid neighborhood occupancy and strong amenity access; according to WDSuite’s CRE market data, a high-cost ownership market underpins durable renter demand.
Located in Austin’s Inner Suburb, the area around 4601 Sagebrush Trl carries an A neighborhood rating and ranks 59 out of 527 metro neighborhoods, indicating performance above the metro median and competitive positioning versus many Austin peers, based on CRE market data from WDSuite.
Livability is a clear strength: grocery access ranks 12 out of 527 in the metro and sits in the 98th percentile nationally, while cafes and restaurants are also competitive among Austin neighborhoods (both in the 70s–80s national percentiles). Parks and pharmacies land in the mid‑80s national percentiles, supporting daily convenience and resident retention.
Housing dynamics favor multifamily exposure. Neighborhood occupancy is 93.9%, and the share of housing units that are renter‑occupied is 46.4%, signaling a sizable tenant base without overreliance on renters. Median contract rents sit alongside a rent‑to‑income ratio of 0.13, which suggests manageable affordability pressure and supports lease stability.
Within a 3‑mile radius, demographics show a larger tenant base forming even as household sizes trend smaller. Over the last five years, households increased notably while population was essentially flat, and forward-looking projections point to further household growth alongside a smaller average household size. This mix typically supports demand for smaller units and steady absorption. Average school ratings are around 3 out of 5 (above the national median), which may aid family‑oriented retention though not serve as a primary draw.
Vintage context matters: the average construction year in the neighborhood is 1980. With a 1973 build, the asset skews older than nearby stock, implying potential value‑add and targeted capital planning to elevate competitive standing against newer comparables.
Safety trends are mixed and should be underwritten conservatively. Relative to 527 Austin‑area neighborhoods, the local crime rank sits in the lower tier, indicating more crime than many metro peers. Nationally, the neighborhood falls well below the higher safety percentiles, so investors may want to budget for security measures and emphasize on‑site management practices that support resident comfort.
Recent data indicates year‑over‑year increases in both property and violent offense rates. While these are neighborhood‑level indicators rather than property‑specific, they warrant attention in marketing, access control, and partnership with local resources to support tenant retention.
Proximity to major employers supports workforce housing demand and commute convenience, with a concentration of corporate offices within 5–12 miles including Whole Foods Market, Oracle Waterfront, State Farm Insurance, New York Life, and Coca‑Cola.
- Whole Foods Market — grocery HQ/corporate (4.0 miles) — HQ
- Oracle Waterfront — technology/corporate offices (4.8 miles)
- State Farm Insurance — insurance (5.0 miles)
- New York Life — financial services (8.7 miles)
- Coca-Cola — beverage corporate offices (11.3 miles)
This 1973, 28‑unit property in an A‑rated, inner‑suburban Austin neighborhood benefits from strong amenity access and a sizable renter base. Neighborhood occupancy of 93.9% and a renter‑occupied share of 46.4% point to demand depth without overconcentration, while elevated home values in the area suggest a high‑cost ownership market that reinforces reliance on rental housing. According to WDSuite’s commercial real estate analysis, these dynamics support steady leasing and retention for well‑managed assets.
The asset’s older vintage relative to the neighborhood average (1980) creates a straightforward value‑add thesis: targeted renovations and system updates can sharpen competitiveness against newer comparables, especially as 3‑mile demographics indicate smaller household sizes and continued growth in households, which tends to favor absorption of efficient floorplans. Key risks include below‑average neighborhood safety trends and the need to calibrate capital plans to resident affordability to maintain occupancy stability.
- A‑rated inner‑suburban location with top‑tier amenity access supporting tenant retention
- Occupancy at 93.9% and a meaningful renter‑occupied share (46.4%) indicate demand depth
- 1973 vintage offers value‑add and CapEx levers to compete with newer stock
- High‑cost ownership market supports sustained multifamily reliance and pricing power
- Risks: below‑average neighborhood safety and the need to balance upgrades with rent affordability