| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 51st | Fair |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 121 Fm 971, Georgetown, TX, 78626, US |
| Region / Metro | Georgetown |
| Year of Construction | 1997 |
| Units | 86 |
| Transaction Date | 2015-05-01 |
| Transaction Price | $14,725,000 |
| Buyer | and |
| Seller | also |
121 FM 971 Georgetown Multifamily Investment
Neighborhood fundamentals point to steady renter demand and stable occupancy, according to WDSuite’s CRE market data, positioning this 1997-built, 86-unit asset for durable cash flow in the Austin-Round Rock-Georgetown metro.
Located in Georgetown’s inner-suburban fabric of the Austin-Round Rock-Georgetown metro, the neighborhood rates B and sits competitive among metro neighborhoods (rank 248 of 527). Amenity access is balanced: groceries and parks track above national mid-point (both around the 75th percentile), while cafes and pharmacies are thinner, suggesting a primarily residential setting. Average school ratings land near the national upper-mid range (about the 61st percentile), supporting family-oriented renter appeal.
The property’s 1997 construction is newer than the neighborhood’s typical 1992 vintage. For investors, late-1990s assets commonly remain competitive versus older stock, while warranting targeted systems updates and contemporary finishes to reinforce leasing velocity and justify rent positioning.
Renter concentration is high at the neighborhood level, with about 63% of housing units renter-occupied (top-quartile share within the metro; 95th percentile nationally). That depth of renter households supports a broader tenant base and can aid occupancy stability through cycles. Neighborhood occupancy trends also register above the national mid-point, reinforcing the area’s ability to backfill units and sustain leasing, based on CRE market data from WDSuite.
Within a 3-mile radius, households increased roughly 10% over five years and are projected to expand meaningfully through 2028 alongside a shift toward smaller average household sizes. Population and income growth in the near term point to a larger tenant base and more renters entering the market. Elevated ownership costs relative to incomes (value-to-income metrics track around the national 70th percentile) indicate a high-cost ownership market for many households, which typically supports retention and multifamily demand even as rent-to-income ratios remain manageable.
Safety signals are mixed but trending constructive. The neighborhood’s overall crime positioning is roughly in line with national norms (near the 50th percentile) and is competitive among Austin-area neighborhoods (rank 169 of 527). Property offenses show a notable year-over-year decline (top quartile for improvement nationally), which can support resident retention and leasing stability.
Violent offense metrics compare less favorably versus neighborhoods nationwide (around the lower national percentiles), so prudent security practices and tenant-screening protocols remain relevant. Investors should view recent improvement in property crime alongside these comparative standings to calibrate risk, rather than relying on block-level assumptions.
Proximity to corporate offices anchors a diversified employment base that supports workforce renter demand and commute convenience. Notable nearby employers include Raymond James, Dell Technologies, Arconic, Adobe, and Airgas.
- Raymond James — financial services (1.4 miles)
- Dell Technologies — technology (11.6 miles) — HQ
- Arconic — engineered products (15.0 miles) — HQ
- Adobe — software (17.8 miles)
- Airgas — industrial gases (19.0 miles)
This 86-unit, 1997-vintage property benefits from a deep renter pool and neighborhood occupancy that sits above the national mid-point, supporting consistent leasing. Renter-occupied share is top quartile locally and very high nationally, indicating a broad tenant base and potential for stable collections. Within a 3-mile radius, household growth over the last five years and projections through 2028 suggest renter pool expansion as household sizes trend smaller. Elevated ownership costs relative to income, paired with a moderate rent-to-income profile, point to durable rental demand with balanced affordability pressure. According to CRE market data from WDSuite, amenity access is strongest in daily-needs categories (groceries, parks), aligning with workforce-oriented housing demand.
The late-1990s vintage should remain competitive versus older stock, with pragmatic value-add opportunities in interiors and building systems to sustain pricing power. Key watchpoints include selective amenity gaps (e.g., limited cafes/pharmacy options in the immediate area) and safety metrics that warrant standard risk management, even as property crime trends have improved.
- High renter concentration supports depth of tenant demand and occupancy stability
- Above-national-midpoint neighborhood occupancy with steady backfill potential
- 1997 vintage offers competitive positioning plus targeted value-add upside
- Daily-needs amenities (groceries, parks) reinforce livability for workforce renters
- Risks: limited cafe/pharmacy density and below-average violent-crime comparison nationally