| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Fair |
| Demographics | 56th | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1001 Nimbus Dr, Pflugerville, TX, 78660, US |
| Region / Metro | Pflugerville |
| Year of Construction | 1986 |
| Units | 104 |
| Transaction Date | 2016-06-02 |
| Transaction Price | $9,270,484 |
| Buyer | 1825 Cottages, LLC |
| Seller | Skyview Apartments, LLC |
1001 Nimbus Dr, Pflugerville TX Multifamily Investment
Neighborhood occupancy and a high renter-occupied share point to steady tenant demand, while the 1986 vintage suggests practical value-add and capital planning opportunities, according to WDSuite’s commercial real estate analysis. The 104-unit scale supports operating efficiency without sacrificing management focus.
This inner-suburb location in the Austin-Round Rock-Georgetown metro is competitive among 527 neighborhoods, with a B+ neighborhood rating that signals solid fundamentals for workforce and middle-income renters. Neighborhood occupancy is strong (top 30% nationally), supporting lease stability and pricing discipline through typical cycles.
Renter-occupied housing comprises a little over half of neighborhood units, indicating a deep tenant base and ongoing multifamily demand. Median contract rents and rent-to-income levels suggest manageable affordability pressure, which can aid retention and reduce turnover risk.
Daily needs are well covered: cafes and grocery options are dense for a suburban node, though formal park and pharmacy coverage in the immediate neighborhood is limited. For investors, strong everyday amenities can bolster leasing velocity, while the park/pharmacy gap is a minor competitive consideration that may be offset by on-site offerings or nearby city resources.
Within a 3-mile radius, population and household counts have grown and are projected to expand further, with smaller average household sizes over time — a trend that typically enlarges the renter pool and supports occupancy stability. Household incomes have advanced meaningfully in recent years, strengthening the demand base; based on CRE market data from WDSuite, the area’s ownership market carries a moderate value-to-income profile, which can introduce some competition from entry-level ownership but still sustains robust multifamily demand.
The neighborhood’s average construction year skews newer than this property’s 1986 vintage, creating a clear value-add angle: targeted renovations and system updates can narrow the competitive gap versus 2000s-era stock while maintaining a compelling rent-quality position.
Safety indicators are mixed. The neighborhood’s crime standing is below the national midpoint and sits on the higher-crime side of the Austin metro (ranked 232 among 527 metro neighborhoods), but recent trends show nuance: property offenses have declined notably year over year, while violent incidents have risen. For underwriting, it’s prudent to weight current conditions alongside the downward movement in property crime and consider standard security and lighting upgrades typical for suburban assets.
Proximity to major corporate offices supports a diverse employment base and commute convenience that helps drive renter demand and retention. Key nearby employers include Arconic, Dell Technologies, Airgas, Adobe, and Coca-Cola.
- Arconic — corporate offices (0.87 miles) — HQ
- Dell Technologies — corporate offices (2.94 miles) — HQ
- Airgas — corporate offices (5.35 miles)
- Adobe — corporate offices (5.64 miles)
- Coca-Cola — corporate offices (6.82 miles)
1001 Nimbus Dr offers a 104-unit, 1986-vintage platform in a competitive Austin suburban neighborhood where occupancy performance and a majority renter-occupied housing mix underpin steady demand. According to CRE market data from WDSuite, neighborhood occupancy sits in the stronger national tiers, and 3-mile radius demographics point to continued population and household growth — trends that typically support leasing stability and moderate pricing power.
The asset’s older-than-neighborhood-average vintage creates a straightforward value-add thesis: selective interior upgrades and modernization of aging systems can sharpen positioning versus 2000s-era competitors, while still appealing to cost-conscious renters. Amenity depth (cafes/groceries) bolsters everyday convenience; limited park/pharmacy presence and a safety profile below the national midpoint are underwriting considerations rather than thesis breakers.
- Occupancy strength and high renter-occupied share support stable tenant demand
- 1986 vintage provides clear value-add and capex planning opportunities
- 3-mile population and household growth expand the renter pool and aid retention
- Amenity-dense daily needs; consider limited park/pharmacy access in positioning
- Risk: safety metrics trail national median; maintain prudent security and underwriting buffers