| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 59th | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5112 S 1st St, Austin, TX, 78745, US |
| Region / Metro | Austin |
| Year of Construction | 1982 |
| Units | 101 |
| Transaction Date | 2015-06-10 |
| Transaction Price | $10,000,000 |
| Buyer | Terrain Apartments LLC |
| Seller | F&B Williamson Creek LP |
5112 S 1st St Austin Multifamily Investment
Neighborhood metrics indicate strong renter demand and high occupancy, according to WDSuite’s CRE market data, supporting stable leasing fundamentals near South Austin.
This Inner Suburb location scores A- at the neighborhood level and is competitive among Austin neighborhoods (ranked 119 out of 527), with fundamentals that matter to multifamily: high neighborhood occupancy (98.8%, 93rd percentile nationally) and a sizable renter-occupied share. The renter concentration is elevated (66% of housing units are renter-occupied; 96th percentile nationally), signaling a deep tenant base for a 101-unit asset.
Restaurant and daily-needs access is a strength: restaurants and grocery stores sit in the 92nd and 87th percentiles nationally, and pharmacies and childcare are similarly strong. Cafes and parks are sparse within the immediate neighborhood footprint, which may modestly affect lifestyle appeal for some renters, but core conveniences are present. Average school ratings are lower (about 1.0 out of 5; 15th percentile nationally), so demand is likely supported more by singles, roommates, and young professionals than by school-driven households.
Home values in the neighborhood are elevated (82nd percentile nationally) with a high value-to-income ratio (91st percentile). In practical terms, this is a high-cost ownership market, which tends to sustain reliance on rentals and can support pricing power and lease retention for well-managed workforce product. Rent-to-income is measured around 0.23 (18th percentile nationally), indicating relatively lower rent burden locally and room for disciplined rent optimization.
Within a 3-mile radius, households have grown in recent years (+11.9%) despite a slight population dip, and forecasts point to further household expansion alongside smaller average household sizes. For investors, this implies a larger pool of renters and continued depth for one- and two-bedroom demand, which supports occupancy stability and renewal prospects over the medium term.
Safety indicators are below national norms: the neighborhoods overall crime standing sits below the metro median (ranked 386 of 527 Austin neighborhoods), and violent and property offense measures compare poorly to neighborhoods nationwide (low national percentiles). That said, property offenses show improvement with an estimated year-over-year decline of roughly 17.5%, while violent offenses are essentially flat (+0.3% year over year). For underwriting, investors typically budget for security, lighting, and access controls to support tenant retention and asset performance.
Proximity to major employers supports leasing stability and commute convenience for a workforce renter base. Nearby corporate offices include technology, retail, and insurance employers listed below.
- Oracle Waterfront technology offices (3.96 miles)
- Whole Foods Market retail & corporate operations (4.20 miles) HQ
- State Farm Insurance insurance (5.93 miles)
- New York Life insurance (9.77 miles)
- Coca-Cola consumer beverages offices (11.85 miles)
Built in 1982, the property is older than the neighborhoods average vintage, which can present value-add potential through targeted renovations and systems updates while maintaining competitive positioning against newer stock. Neighborhood occupancy is strong and sits in the top quartile among 527 metro neighborhoods, and the renter-occupied share is high, pointing to a durable tenant base. Elevated home values and a high value-to-income ratio further reinforce reliance on rentals, while relatively lower rent burden suggests measured room for rent optimization, based on CRE market data from WDSuite.
Household growth within a 3-mile radius and a trend toward smaller household sizes support ongoing renter pool expansion for one- and two-bedroom product. Key risks to underwrite include below-average school ratings and safety metrics that trail national benchmarks, making on-site security and tenant experience initiatives important for retention.
- High neighborhood occupancy and deep renter base support leasing stability
- Elevated ownership costs backstop rental demand and pricing power
- 1982 vintage offers value-add and capital planning opportunities
- 3-mile household growth and smaller household sizes favor multifamily demand
- Risks: below-average school ratings and safety metrics warrant proactive management