| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 94th | Best |
| Amenities | 17th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6804 N Capital of Texas Hwy, Austin, TX, 78731, US |
| Region / Metro | Austin |
| Year of Construction | 1995 |
| Units | 97 |
| Transaction Date | 2017-11-13 |
| Transaction Price | $16,700,000 |
| Buyer | Pointe 360 LLC |
| Seller | Walden Oaks-Austin LLC |
6804 N Capital of Texas Hwy Austin Multifamily Investment
Neighborhood multifamily occupancy around 97% points to stable tenant demand, based on commercial real estate analysis from WDSuite, with area dynamics supportive of sustained leasing performance.
Positioned in a suburban Austin setting with an A- neighborhood rating, the area ranks 131 out of 527 metro neighborhoods, placing it in the top quartile among Austin submarkets. According to WDSuites CRE market data, neighborhood multifamily occupancy is in the mid-to-high 90s and sits in the top quartile nationally, a positive signal for income stability at the property level.
Livability leans family-friendly and education-oriented: average school ratings are strong (top quartile among 527 metro neighborhoods and about the 94th percentile nationally), and the neighborhood scores highly on demographic strength (ranked 6th of 527 in the metro). Retail amenities immediately within the neighborhood are limited, with few cafes, groceries, parks, or pharmacies inside the boundary; residents typically draw on nearby corridors for daily needs.
Tenure patterns indicate roughly 42% of housing units are renter-occupied. For investors, that renter concentration suggests a meaningful tenant base without being overly saturated, supporting demand depth and potentially steadier renewals. Median contract rents benchmark in the upper quartile nationally, while the rent-to-income ratio trends lower than many peer submarkets, a mix that can aid retention and measured pricing power.
Within a 3-mile radius, demographics show a slight population dip in recent years but a projected return to growth over the next five years, with households expected to increase notably as average household size declines. This points to a larger tenant base and more renters entering the market, which can support occupancy stability even if move-ins are more distributed across smaller households. Elevated home values relative to income, common in this part of Austin, reinforce reliance on multifamily options and can underpin leasing velocity.
Safety indicators for the neighborhood trend below the national median and are below the metro median compared with Austin Round Rock Georgetown submarkets. While not a top-tier safety profile, recent data show property offenses declining year over year, even as violent incidents have edged up modestly. For underwriting, this often translates into prudent security measures and operational attention to resident experience.
In metro context, the neighborhoods crime rank sits in the lower half of 527 Austin-area neighborhoods, while national positioning aligns with a below-average safety percentile. Investors typically factor this into marketing, lighting and access controls, and community engagement, balancing risk management with the submarkets strong occupancy and income fundamentals.
Nearby corporate offices anchor a diverse white-collar employment base that supports renter demand and commute convenience, including insurance, beverages, software, industrial gases, and a major grocery headquarters.
- New York Life — insurance (1.2 miles)
- Coca-Cola — beverages (3.6 miles)
- Adobe — software (4.5 miles)
- Airgas — industrial gases (6.2 miles)
- Whole Foods Market — grocery retail (7.1 miles) — HQ
This 97-unit, 1995-vintage asset competes in a high-income Austin submarket where neighborhood occupancy trends in the high-90s and renter-occupied units represent a meaningful share of housing. The vintage trails the areas newer average stock, creating potential value-add and modernization upside to sharpen positioning against 2000s-era comparables. Elevated home values relative to income levels support sustained rental demand and leasing velocity. According to CRE market data from WDSuite, local occupancy remains strong compared with many U.S. neighborhoods, which can underpin income stability.
Within a 3-mile radius, population is projected to grow while household counts rise more quickly, signaling smaller household sizes and a broader renter pool over time. Upper-quartile rents nationally, paired with comparatively moderate rent-to-income levels, suggest room for disciplined revenue management, though investors should balance this with competitive pressure from newer assets and underwriting for security and amenity programming.
- Strong neighborhood occupancy and top-quartile positioning support income durability
- 1995 vintage offers value-add and modernization potential versus newer local stock
- High home values reinforce renter reliance on multifamily, aiding leasing velocity
- Expanding household base within 3 miles points to a larger long-term tenant pool
- Risks: competitive pressure from newer assets, below-median safety profile, and amenity-lite immediate area