| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 90th | Best |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13635 Rutledge Spur, Austin, TX, 78717, US |
| Region / Metro | Austin |
| Year of Construction | 1975 |
| Units | 120 |
| Transaction Date | 2014-09-19 |
| Transaction Price | $3,093,800 |
| Buyer | FC RUTLEDGE HOUSING LP |
| Seller | COLLINS INVESTMENT HOLDINGS LLC |
13635 Rutledge Spur Austin Multifamily Investment
Renter demand is supported by a high renter-occupied share and steady neighborhood occupancy, with a high-cost ownership market reinforcing lease retention, according to WDSuite s CRE market data. This location s fundamentals point to durable cash flow potential rather than outsized volatility.
Situated in Austin s inner suburbs, the neighborhood is rated A+ and ranks 18 out of 527 metro neighborhoods, indicating a competitive position among Austin-Round Rock-Georgetown submarkets. Occupancy in the neighborhood is 95.7% (75th percentile nationally), suggesting stable leasing conditions that can help underpin revenue consistency for multifamily assets.
Schools in the area carry an average rating of 5.0 and rank 1st of 527 metro neighborhoods, placing the neighborhood in the top percentile nationally a draw for family-oriented renters and a potential support for longer tenures. Amenities are balanced: restaurant and cafe density track in the upper national percentiles, while parks, groceries, and pharmacies are solidly represented relative to U.S. peers.
The renter-occupied share is 68.1% of housing units in the neighborhood (top national percentile), which signals a deep tenant base and supports demand stability for multifamily properties. Median home values in the area are elevated versus national norms, which typically sustains renter reliance on multifamily housing and can strengthen pricing power when paired with a rent-to-income ratio near 0.18.
Within a 3-mile radius, demographics show population growth alongside faster household formation over the past five years, with additional increases projected through 2028; this pattern points to a larger tenant base and supports occupancy stability. Based on commercial real estate analysis from WDSuite, the neighborhood s A+ rating, strong school performance, and high renter concentration collectively position this area as a durable submarket for multifamily investment.
Vintage context: The average construction year for nearby stock is 2012. With a 1975 build, this property trails the area s newer inventory creating clear value-add and modernization angles to remain competitive against newer Class B/B+ peers.
Safety indicators are mixed. The neighborhood s crime rank is 308 out of 527 metro neighborhoods, and national percentiles place it below the midpoint for safety overall. Property offenses track in lower national percentiles (weaker relative safety), while violent offense rates are also below national averages but have improved year over year.
Recent trend data shows a decline in violent offenses over the past year (improvement ranked favorably nationally), which is constructive from a risk perspective. Investors should account for these dynamics in operating assumptions (e.g., security measures and tenant experience) while recognizing that safety trends can vary within small areas and over time.
Proximity to major employers supports a broad, professional renter base and commute convenience. Nearby demand drivers include software, technology hardware, beverages, and industrial manufacturing offices.
- Adobe software (6.2 miles)
- Dell Technologies technology hardware (6.3 miles) HQ
- Coca-Cola beverages (7.2 miles)
- Arconic metals manufacturing (8.4 miles) HQ
- New York Life insurance (8.5 miles)
This 120-unit, 1975-vintage asset is positioned in an A+-rated Austin inner-suburban neighborhood where occupancy averages in the mid-90s. According to CRE market data from WDSuite, the neighborhood ranks competitively among 527 metro neighborhoods and sits in upper national percentiles for schools and renter concentration, indicating demand depth that can support leasing stability and pricing power. Elevated home values point to a high-cost ownership market that reinforces reliance on rentals, while neighborhood rent-to-income levels suggest manageable affordability pressures for lease retention.
The property is older than the local average vintage (2012), which creates a clear value-add and capital planning opportunity to modernize interiors and common areas to compete with newer stock. Within a 3-mile radius, population and household growth with further gains projected signal a widening tenant base that can support sustained occupancy. Key risks include competition from newer deliveries and neighborhood safety metrics that are below national midpoints, though recent improvement in violent-offense trends is constructive.
- Competitive A+ neighborhood with mid-90s occupancy and top-tier schools supporting leasing stability
- High renter-occupied share and elevated home values deepen tenant demand and reinforce pricing power
- 1975 vintage below area average creates value-add and modernization upside versus newer stock
- 3-mile radius shows growing population and households, expanding the renter pool and supporting occupancy
- Risks: competition from newer builds and below-midpoint safety metrics; mitigation via capital improvements and active operations