| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 57th | Fair |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2307 S Austin St, Brenham, TX, 77833, US |
| Region / Metro | Brenham |
| Year of Construction | 1979 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2307 S Austin St Brenham Multifamily Value‑Add
Neighborhood occupancy is strong and renter demand is steady, according to WDSuite’s CRE market data, supporting a stable baseline for cash flow while renovations can reposition a 1979 asset.
Located in an Inner Suburb pocket of Brenham, the neighborhood carries an A rating and ranks near the top among 20 metro neighborhoods, indicating healthy livability and investment fundamentals. Amenity access is competitive within the metro, with everyday needs like groceries, pharmacies, and dining available at levels that place the area around the national middle to upper-middle range. These attributes tend to support retention and reduce turnover friction for multifamily operators.
Multifamily dynamics are favorable: neighborhood occupancy is high (top quintile nationally), and the share of renter-occupied housing units indicates a meaningful tenant base for a 26‑unit property. Compared with many U.S. neighborhoods, the area’s rent-to-income profile sits on the more sustainable side, which can help with lease management and reduce affordability pressure risk during renewals.
The average local construction year trends newer than late‑1970s stock, implying that a 1979 building may face older‑system upkeep. For investors, that often translates to value‑add potential through targeted interior updates and system modernization to stay competitive with 1980s‑vintage peer assets.
Within a 3‑mile radius, demographics show modest recent population stability with a projected increase in households, suggesting a gradually expanding renter pool over the next several years. Educational attainment skews above the U.S. median, which often correlates with income stability and supports occupancy. One tradeoff: average school ratings sit below national norms, and park access is limited, factors that can matter for family‑oriented tenants and should be reflected in positioning and amenities strategy.
Comparable crime metrics for this neighborhood are not available in the current dataset. Investors typically benchmark safety using metro ranks and national percentiles; in the absence of those figures here, a prudent approach is to triangulate with recent municipal reports, property‑level incident logs, and insurer feedback to understand trend direction and any micro‑location nuances. Interpretations should focus on multi‑year patterns rather than short‑term fluctuations.
2307 S Austin St is a 26‑unit, 1979‑vintage asset positioned in an A‑rated Inner Suburb neighborhood where occupancy is elevated and renter demand is durable. The building’s earlier vintage relative to nearby 1980s stock points to a straightforward value‑add path—unit refreshes and selective system upgrades—to reinforce competitiveness against newer comparables. According to CRE market data from WDSuite, neighborhood occupancy sits in a strong national tier while rent‑to‑income levels remain manageable, supporting renewal capture and cash‑flow stability.
Within a 3‑mile radius, recent stability and projected growth in households indicate a larger tenant base over time. Amenity access aligns with day‑to‑day renter needs, while below‑average school ratings and limited parks suggest positioning toward workforce and lifestyle renters rather than families prioritizing top schools. Overall, the combination of steady demand and potential renovation upside creates a pragmatic, execution‑driven thesis rather than a speculative bet.
- High neighborhood occupancy supports leasing stability and renewal capture.
- 1979 vintage relative to newer 1980s peer stock offers clear value‑add via interiors and systems.
- Sustainable rent‑to‑income profile enhances retention and reduces affordability pressure risk.
- Expanding household counts within 3 miles point to a gradually growing renter pool.
- Risks: lower school ratings and limited parks may narrow family‑oriented demand; plan positioning accordingly.