| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Poor |
| Demographics | 27th | Poor |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9210 Northgate Blvd, Austin, TX, 78758, US |
| Region / Metro | Austin |
| Year of Construction | 1972 |
| Units | 36 |
| Transaction Date | 2005-07-13 |
| Transaction Price | $950,000 |
| Buyer | SHAO INVESTMENTS LLC |
| Seller | MUELLER HANS J |
9210 Northgate Blvd Austin Multifamily Investment Thesis
Neighborhood indicators point to a deep renter base and convenient grocery access that can support leasing durability, according to WDSuite’s CRE market data; these statistics describe the surrounding neighborhood, not the property itself.
This Urban Core location in Austin balances renter demand drivers with selective lifestyle amenities. Grocery access is a relative strength — the neighborhood ranks 72 of 527 within the metro and sits in the 87th percentile nationally for grocery density, which helps daily convenience and supports resident retention. Restaurant access is also competitive among Austin neighborhoods (rank 126 of 527; 77th percentile nationally), while parks, cafes, childcare, and pharmacies are sparse, implying residents rely on broader metro offerings.
Renter-occupied housing is prevalent in the neighborhood (renter concentration around three-quarters of units), signaling a broad tenant pool for multifamily and depth for small-format units. Neighborhood occupancy is in the high 80s, which may require active leasing management but still indicates a functioning rental market. Median contract rents sit modestly above national medians for comparable areas, reinforcing mid-market positioning rather than luxury.
The property’s vintage is 1972, slightly older than the neighborhood’s average stock from 1977. That age profile often calls for focused capital planning on systems and interiors, but it can also create value-add opportunities to modernize finishes and operational efficiency relative to older peers. With an average unit size of 365 sq ft, the asset skews toward efficient layouts that can align with budget-conscious renters seeking accessible locations.
Within a 3-mile radius, households have expanded over the past five years even as average household size edged down, effectively widening the renter pool. Forecasts point to additional household growth through 2028, which supports demand for rental units and helps sustain occupancy over a longer horizon. Compared with national trends, the neighborhood’s home values are elevated relative to local incomes (high value-to-income ratio), which tends to reinforce reliance on multifamily housing and can bolster pricing power while requiring thoughtful lease management.
Safety conditions should be evaluated with a comparative lens. The neighborhood trends below the safer end of the spectrum nationally, reflecting higher reported crime than many U.S. neighborhoods. Within the Austin metro, its crime rank sits in the lower half (rank 323 out of 527 neighborhoods), indicating safety is a known consideration for residents and leasing teams.
Recent data show year-over-year declines in both violent and property offenses at the neighborhood level, suggesting some improvement in trend even if the absolute levels remain elevated compared with national benchmarks. Investors should underwrite with appropriate security, lighting, and operating practices and monitor continuing trajectory rather than any single-year snapshot.
Nearby corporate offices — Coca-Cola, Airgas, Adobe, New York Life, and Arconic — support a diversified employment base and commute convenience that can aid renter retention and leasing stability.
- Coca-Cola — corporate offices (1.01 miles)
- Airgas — corporate offices (1.85 miles)
- Adobe — corporate offices (2.08 miles)
- New York Life — corporate offices (5.13 miles)
- Arconic — corporate offices (6.19 miles) — HQ
Positioned in Austin’s Urban Core, the asset benefits from a high renter concentration in the surrounding neighborhood and strong day-to-day convenience via grocery access. Neighborhood occupancy sits in the high 80s, pointing to an active leasing environment where operations and unit turns matter. Based on CRE market data from WDSuite, the area’s elevated value-to-income dynamic indicates a high-cost ownership landscape that tends to sustain multifamily demand, though affordability pressure should be managed through careful renewal and pricing strategy.
Built in 1972, the property is somewhat older than nearby stock and may warrant targeted capital improvements to systems and interiors. That same vintage, coupled with small-format units, can support a value-add approach to drive rent-per-square-foot while maintaining an accessible price point. Within a 3-mile radius, household counts have grown and are projected to expand further, widening the tenant base and supporting occupancy stability over the medium term.
- High neighborhood renter concentration supports a durable tenant base for multifamily.
- Strong grocery and restaurant access aids daily convenience and retention.
- 1972 vintage offers value-add and modernization potential to enhance competitiveness.
- 3-mile household growth and projected expansion underpin medium-term demand and occupancy.
- Key risks: affordability pressure, safety perceptions below national averages, and the need for active leasing in a high-80s occupancy neighborhood.