| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 80th | Best |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4605 Avenue A, Austin, TX, 78751, US |
| Region / Metro | Austin |
| Year of Construction | 1972 |
| Units | 40 |
| Transaction Date | 2004-12-04 |
| Transaction Price | $1,395,600 |
| Buyer | 4605 AVENUE A LLC |
| Seller | AVE A AUSTIN APARTMENTS LLC |
4605 Avenue A Austin Multifamily Investment Thesis
Renter demand is reinforced by a high-cost ownership landscape and stable neighborhood occupancy, according to WDSuite’s CRE market data. Expect durable leasing fundamentals driven by a deep renter base in Austin’s Urban Core.
This Urban Core neighborhood ranks 107 of 527 within the Austin metro, making it competitive among Austin neighborhoods while trending above the metro median on several renter-relevant factors. Grocery, parks, and pharmacy access test in the upper national percentiles, while restaurant density is solid; however, immediate cafe and childcare density is comparatively limited. These dynamics point to everyday convenience with selective gaps that operators may offset through resident programming or partnerships.
Neighborhood renter-occupied concentration is high (about three-quarters of housing units), signaling a deep tenant base and demand stability for multifamily assets. Neighborhood occupancy is approximately 93.5% and has improved over the past five years, supporting consistent leasing and renewal prospects. Median contract rent sits in the upper national tier while the neighborhood rent-to-income ratio remains moderate, suggesting room for disciplined pricing power and revenue management.
Within a 3-mile radius, population growth over the last five years and projections for further increases point to a larger tenant base ahead. Households are expanding faster than population and average household size is trending smaller, which typically supports demand for smaller floorplans and additional rental units. These demographic shifts, based on commercial real estate analysis from WDSuite, reinforce occupancy stability and absorption potential.
Home values in the neighborhood are elevated relative to income (high national percentile value-to-income), creating a high-cost ownership market that tends to sustain reliance on multifamily housing. For investors, this supports lease retention and pricing discipline as renters weigh the tradeoff between renting and buying.
Safety metrics are mixed and should be monitored alongside operational practices. The neighborhood’s crime profile ranks in the lower half among 527 Austin-area neighborhoods and sits below the national median for safety, indicating comparatively higher reported incidents than many peer areas. That said, recent data shows property-related incidents trending down year over year, an encouraging directional signal to track over subsequent periods.
Investors should evaluate security, lighting, and access controls as part of underwriting, and compare trends against submarket peers rather than block-level assumptions. Framing performance relative to the metro and national benchmarks can help calibrate expectations for retention and operating expenses.
Proximity to established employers supports leasing stability and commute convenience for the renter base, particularly for workforce and professional tenants tied to grocery, technology, and corporate services. Notable nearby employers include Whole Foods Market, Coca-Cola, Oracle, New York Life, and Airgas.
- Whole Foods Market — grocery HQ & corporate (3.2 miles) — HQ
- Coca-Cola — beverages corporate offices (4.7 miles)
- Oracle Waterfront — technology corporate offices (4.8 miles)
- New York Life — insurance corporate offices (5.1 miles)
- Airgas — industrial gases corporate offices (5.3 miles)
This 40-unit Austin asset benefits from neighborhood occupancy around the mid-90s and a renter-occupied concentration near three-quarters, indicating depth of demand and resilient leasing. Elevated home values relative to income create a high-cost ownership market, which typically sustains reliance on multifamily housing and supports pricing discipline. According to CRE market data from WDSuite, grocery, park, and pharmacy access score in the upper national percentiles, enhancing everyday livability that helps retention.
Average unit sizes are compact, aligning with a 3-mile demographic profile showing faster household growth than population and smaller average household size — factors that can favor smaller floorplans and support absorption. Operators should still balance revenue management with a moderate rent-to-income environment and monitor local safety trends as part of risk controls.
- Deep renter base and stable neighborhood occupancy underpin leasing durability
- High-cost ownership market supports tenant retention and pricing discipline
- Strong access to groceries, parks, and pharmacies enhances livability and renewals
- Compact floorplans align with smaller-household growth within 3 miles, aiding absorption
- Risks: below-median safety metrics and selective amenity gaps (cafes/childcare) require active management