| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Poor |
| Demographics | 43rd | Poor |
| Amenities | 56th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7100 Bluff Springs Rd, Austin, TX, 78744, US |
| Region / Metro | Austin |
| Year of Construction | 1985 |
| Units | 104 |
| Transaction Date | 2006-01-30 |
| Transaction Price | $3,750,000 |
| Buyer | BLUFF SPRINGS INVESTORS LTD |
| Seller | B SPRINGS 1 LTD |
7100 Bluff Springs Rd Austin Multifamily Opportunity
Neighborhood fundamentals point to stable renter demand and high occupancy, according to WDSuite’s CRE market data. The property sits in an inner-suburban pocket of Austin where renter concentration and proximity to daily needs underpin leasing resilience.
This inner-suburban location in Austin balances access to daily conveniences with multifamily demand drivers. Neighborhood grocery, park, and pharmacy access benchmark well on a national basis (each above the 85th percentile), while restaurant density is competitive. Cafe and childcare density are thinner locally, which may modestly reduce lifestyle convenience compared to amenity-rich Austin nodes.
Occupancy in the neighborhood is very tight and ranks in the top quartile among 527 Austin metro neighborhoods, with national measures also indicating strength. For investors, this backdrop supports income stability and reduces lease-up risk relative to looser submarkets. Note that these occupancy indicators reflect the neighborhood, not the property.
Renter tenure is a defining feature: the neighborhood shows a majority of housing units as renter-occupied, indicating a deep tenant base for mid-scale multifamily. Within a 3-mile radius, households have expanded in recent years and are projected to continue increasing as average household size trends smaller, pointing to ongoing renter pool expansion and support for occupancy.
Ownership costs in this area are comparatively accessible by Austin standards, which can create some competition with rental options. Effective leasing strategy and amenity positioning should help sustain retention where homeownership presents an alternative. Median neighborhood rents are above the national midpoint, suggesting pricing power exists but should be balanced against rent-to-income considerations to manage renewal risk.
Safety metrics for the neighborhood track below both Austin metro averages and national percentiles, indicating comparatively higher reported incidents than many peer areas. Recent year-over-year trends point to increases in both property and violent offenses, so underwriting should include prudent assumptions for security measures and operating practices.
These figures reflect broader neighborhood conditions rather than the property itself. Investors often mitigate with lighting, access control, and resident engagement programs, and by emphasizing proximity to employment and daily needs to support tenant retention.
Nearby employers provide a diverse white-collar employment base that supports renter demand and commute convenience, including enterprise software, grocery retail headquarters, and insurance offices.
- Oracle Waterfront — enterprise software (5.1 miles)
- Whole Foods Market — grocery retail (6.1 miles) — HQ
- State Farm Insurance — insurance (6.4 miles)
- New York Life — insurance (11.9 miles)
- Coca-Cola — beverage (13.8 miles)
The 1985 vintage positions this 104-unit asset for targeted value-add and modernization to improve competitiveness against newer Austin stock while capturing neighborhood-level occupancy stability. Based on CRE market data from WDSuite, the surrounding neighborhood exhibits very high occupancy and a majority of renter-occupied housing, indicating depth of demand for multifamily units and potential resilience through cycles.
Within a 3-mile radius, household counts have grown and are projected to continue rising as average household size declines, effectively expanding the renter pool and supporting lease-up and renewal prospects. While ownership remains comparatively accessible in this part of Austin, thoughtful amenities and operations can sustain pricing power; rent-to-income conditions suggest room for disciplined revenue management, balanced with retention. Key underwriting considerations include neighborhood safety trends and capital planning for 1980s systems.
- Tight neighborhood occupancy supports income stability and lowers lease-up risk
- Majority renter-occupied housing base indicates solid depth of demand
- 1985 vintage offers value-add and systems modernization potential
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: below-metro safety metrics, accessible ownership alternatives, and capex needs for an older asset