| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 73rd | Good |
| Amenities | 28th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 403 Buttercup Creek Blvd, Cedar Park, TX, 78613, US |
| Region / Metro | Cedar Park |
| Year of Construction | 1984 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
403 Buttercup Creek Blvd Cedar Park Multifamily Investment
Occupancy in the surrounding neighborhood is robust and tenant affordability appears favorable, according to WDSuite’s CRE market data, supporting stable leasing fundamentals for an 81-unit asset built in 1984.
Situated in Cedar Park within the Austin–Round Rock–Georgetown metro, the neighborhood carries a B rating and performs above the metro median among 527 neighborhoods overall. Neighborhood occupancy ranks 90th of 527, placing it in the top quartile locally, which points to steady renter demand and lower downtime risk for multifamily operations.
The property’s 1984 vintage is older than the neighborhood’s average construction year (2008). For investors, this typically means planning for targeted capital improvements and potential value-add upgrades to enhance competitiveness versus newer stock while leveraging the area’s strong occupancy backdrop.
Tenure patterns are mixed at different geographies. Within the immediate neighborhood, renter-occupied share is modest, indicating a more owner-heavy area; at the 3-mile radius, renter concentration is higher (38.3% of housing units), which broadens the tenant base and supports ongoing leasing. Three-mile demographics show population growth of 19.1% since 2018 and a further 15.4% increase projected by 2028, alongside household growth of 37.8% historically and 45.1% forecast, suggesting a larger tenant pool and support for occupancy stability. Income levels are strong within 3 miles (median around $114k in 2023, rising in the forecast), which helps underpin rent collections and renewal prospects.
Local services lean toward daily needs rather than lifestyle density: pharmacies and childcare rank well within the metro, while cafes, groceries, parks, and restaurants are sparse inside the neighborhood boundary. From an investor lens, that mix tends to serve family and workforce renters, with retail/lifestyle access improving along major Cedar Park corridors nearby. Home values in the neighborhood are elevated relative to many U.S. areas, which reinforces reliance on multifamily rentals and can support pricing power and retention where rent-to-income ratios remain manageable.
Safety indicators for the neighborhood are generally near the middle of the pack relative to the Austin–Round Rock–Georgetown metro, with a crime rank of 212 out of 527 neighborhoods. Nationally, property offense rates sit in a stronger position (around the 62nd percentile, indicating comparatively safer outcomes for property incidents), while violent offense metrics are closer to the national midpoint. Recent trends show property offenses improving year over year, while violent offenses have ticked up, so prudent security measures and active management remain advisable.
- Dell Technologies — technology (9.0 miles) — HQ
- Adobe — software (9.2 miles)
- Coca-Cola — beverage offices (10.2 miles)
- New York Life — insurance (10.4 miles)
- Arconic — engineered products (11.6 miles) — HQ
403 Buttercup Creek Blvd offers 81 units in an Inner Suburb location where neighborhood occupancy ranks in the top quartile locally, supporting durable leasing. The 1984 vintage is older than area norms, creating a straightforward path for value-add and systems modernization to improve relative positioning against newer supply. Three-mile demographics show strong population and household growth with rising incomes, expanding the tenant base and supporting rent collections. According to CRE market data from WDSuite, rent-to-income is favorable in the immediate area, which can bolster retention and limit turnover risk.
Amenities within the neighborhood skew toward pharmacies and childcare, while retail and dining density increases along nearby corridors, fitting a family and workforce renter profile. Elevated ownership costs locally further sustain multifamily demand, though the immediate neighborhood’s owner-weighted housing stock means marketing should target the broader 3-mile renter pool to maintain lease velocity.
- Top-quartile neighborhood occupancy within the Austin metro supports stable cash flow potential.
- 1984 vintage positions the asset for targeted value-add and competitive upgrades.
- Expanding 3-mile renter base with strong incomes supports collections and renewals.
- Elevated ownership costs in the area reinforce multifamily demand and pricing power.
- Risks: owner-heavy immediate neighborhood and limited in-boundary amenities may require broader marketing and amenity upgrades to sustain lease-up pace.