| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Fair |
| Demographics | 56th | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15918 Windermere Dr, Pflugerville, TX, 78660, US |
| Region / Metro | Pflugerville |
| Year of Construction | 2008 |
| Units | 40 |
| Transaction Date | 2011-11-18 |
| Transaction Price | $3,937,500 |
| Buyer | HABAKKUK PROPERTIES LTD |
| Seller | JONAH PROPERTIES LTD |
15918 Windermere Dr Pflugerville Multifamily Investment
Neighborhood occupancy trends sit above metro median levels, supporting leasing stability and retention potential, according to WDSuite’s CRE market data.
Located in an Inner Suburb of the Austin-Round Rock-Georgetown metro, the neighborhood carries a B+ rating and ranks 190 out of 527, making it competitive among Austin-Round Rock-Georgetown neighborhoods for multifamily exposure. Cafes, childcare, groceries, and restaurants index well nationally, reinforcing daily convenience for renters and helping support retention.
Amenity access is a relative strength: the area is above the metro median for amenity density and sits in high national percentiles for cafes, childcare, groceries, and restaurants. While park and pharmacy density are limited, day-to-day services and food options are accessible, which can help reduce turnover risk.
On the housing side, neighborhood occupancy is strong by national standards, and contract rents benchmark in the upper tier nationally for comparable neighborhoods. Within a 3-mile radius, the renter-occupied share is balanced at roughly half of housing units, indicating a sizable tenant base and steady demand for multifamily units. The local rent-to-income ratio trends near 30%, which suggests some affordability pressure; operators may prioritize renewal management and amenity-driven value to sustain pricing power.
The property’s 2008 vintage is newer than the neighborhood’s average construction year of 2002, offering a competitive edge versus older stock. Investors should still anticipate mid-life capital planning for systems and common areas, but the relative youth of the asset can support leasing versus nearby Class B/C alternatives.
Demographic statistics aggregated within a 3-mile radius point to a growing renter pool: recent population and household growth have expanded the tenant base, with projections indicating continued increases through the forecast period. This growth profile, combined with solid neighborhood occupancy, supports a constructive medium-term outlook for demand and rent levels.
Safety indicators are mixed relative to peers. The neighborhood ranks 232 out of 527 metro neighborhoods on crime, which is somewhat below the metro median, and sits below the national median on safety. Recent trends show property offenses declining year over year, while violent offenses have ticked up, indicating investors should monitor near-term dynamics alongside ongoing property-level security practices.
In practical terms, the area is not among the highest-performing safety cohorts regionally but shows signs of improvement on property-related incidents. Comparative positioning versus the metro and nation suggests underwriting a modest security posture and tracking trendlines over the next few reporting cycles.
The employment base nearby includes advanced manufacturing and large corporate campuses, providing commute convenience that supports renter demand and retention. Key employers within a short drive include Arconic, Dell Technologies, Airgas, Adobe, and Coca-Cola.
- Arconic — manufacturing (0.8 miles) — HQ
- Dell Technologies — technology (3.1 miles) — HQ
- Airgas — industrial gases (5.3 miles)
- Adobe — software (5.6 miles)
- Coca-Cola — consumer beverages (6.8 miles)
This 40-unit asset built in 2008 positions ahead of the neighborhood’s average vintage, giving it competitive footing versus older stock while approaching mid-life systems planning. Occupancy in the surrounding neighborhood is solid by national standards, and within a 3-mile radius the renter concentration is roughly half of housing units, indicating a sizable tenant base and supporting steady absorption and renewal potential. Based on CRE market data from WDSuite, amenity access compares well nationally (cafes, childcare, groceries, restaurants), which can aid day-to-day convenience and reduce turnover.
Demographic statistics aggregated within a 3-mile radius show past growth in population and households with projections for continued expansion, pointing to a larger tenant base over time. At the same time, a rent-to-income profile near 30% suggests careful renewal management and value positioning will matter, and relatively accessible ownership costs in the area may create some competition with for-sale housing during certain cycles.
- Newer 2008 vintage versus neighborhood average supports competitive positioning, with manageable mid-life capex planning.
- Solid neighborhood occupancy and balanced renter share within 3 miles support leasing stability and renewals.
- Strong amenity access (food, childcare, groceries) enhances renter convenience and can aid retention.
- Risk management: rent-to-income near 30% and relatively accessible ownership options may temper pricing power; monitor safety trendlines as part of operations.