| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 82nd | Best |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4907 Williams Dr, Georgetown, TX, 78633, US |
| Region / Metro | Georgetown |
| Year of Construction | 2013 |
| Units | 80 |
| Transaction Date | 2015-09-25 |
| Transaction Price | $25,000,000 |
| Buyer | SNR 25 Legacy at Georgetown |
| Seller | Pinpoint OMP Legacy at |
4907 Williams Dr Georgetown Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by high-cost ownership dynamics, according to WDSuite s CRE market data. Expect stable tenancy anchored by suburban fundamentals rather than downtown amenity density.
This suburban Georgetown location is competitive among Austin-Round Rock-Georgetown neighborhoods (138 out of 527, B+ rating), with operating fundamentals that favor stable leasing. Neighborhood occupancy is high (ranked 152 of 527; top quintile nationally), signaling durable demand at the submarket level rather than dependence on transient traffic.
Construction across the neighborhood skews newer (average 2018; rank 16 of 527), while the property s 2013 vintage is slightly older than local stock an advantage for value-add positioning where targeted upgrades can sharpen competitiveness versus nearby 2018+ assets. Pharmacy access is comparatively strong (above the 85th percentile nationally), while cafes, parks, and restaurants are lighter than dense urban cores, which aligns the asset more with quiet residential demand than lifestyle leasing.
Within a 3-mile radius, population and households have expanded, with households growing faster than population, pointing to smaller household sizes and a rising renter pool that can support occupancy stability. Median incomes are elevated and rent-to-income is moderate for the area, reinforcing headroom for well-managed renewals and measured pricing. Elevated home values relative to local incomes indicate a high-cost ownership market, which typically sustains reliance on multifamily housing and supports lease retention.
Tenure is owner-leaning both in the neighborhood and in the 3-mile radius, with a renter-occupied share in the low-teens. For investors, that indicates a thinner but more stable tenant base that responds to convenience, maintenance-free living, and quality property management. NOI per unit benchmarks are strong for the neighborhood (near the top nationally), underscoring favorable operating margins when assets are positioned correctly.
Safety compares favorably in a metro and national context. The neighborhood s crime profile scores in the safer tier nationally (around the top quartile), and its violent and property offense rates have improved year over year, which supports leasing confidence and retention expectations.
Relative to the Austin-Round Rock-Georgetown metro s 527 neighborhoods, the area ranks among stronger performers for safety, and national percentiles place it well above average. Trend improvements over the last year add to the stability narrative without implying block-level guarantees.
Proximity to established corporate employers supports commuter convenience and a steady renter base, particularly among professional and technical roles reflected below.
- Raymond James financial services (5.4 miles)
- Dell Technologies technology (14.9 miles) HQ
- Farmers Insurance - Doug Gaul insurance (15.5 miles)
- Arconic manufacturing (18.6 miles) HQ
- Adobe technology (20.4 miles)
Built in 2013, this 80-unit asset sits in a suburban neighborhood that ranks competitive within the Austin-Round Rock-Georgetown metro, where occupancy and operating benchmarks support stable cash flow potential. The property is slightly older than nearby stock (neighborhood average 2018), creating a practical value-add angle through targeted interior updates and curb appeal improvements to compete with newer deliveries. Elevated home values and moderate rent-to-income reinforce rental demand and lease retention, while owner-heavy tenure points to a stable, convenience-oriented renter segment.
Household expansion within a 3-mile radius and solid neighborhood occupancy underpin steady absorption, and pharmacy and daily-needs access offset lighter cafe/park density. According to CRE market data from WDSuite, neighborhood-level safety trends and NOI per unit benchmarks are favorable versus national norms, aligning with a hold strategy focused on operational execution rather than speculative growth.
- Stable neighborhood occupancy and leasing fundamentals support consistent cash flow
- 2013 vintage offers value-add potential versus newer 2018+ competitive stock
- High-cost ownership market sustains renter reliance and renewal pricing power
- 3-mile household growth expands the tenant base and supports absorption
- Risks: owner-leaning tenure and lighter lifestyle amenities may narrow demand; capex planning needed to stay competitive