| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 48th | Poor |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 710 W 13th St, Georgetown, TX, 78626, US |
| Region / Metro | Georgetown |
| Year of Construction | 1985 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
710 W 13th St, Georgetown TX Multifamily Outlook
Amenity density and a high renter-occupied share in the surrounding neighborhood point to durable tenant demand, according to WDSuite’s CRE market data, though pricing should balance rent growth with household affordability.
Georgetown’s inner-suburban setting delivers convenience that supports leasing: the neighborhood ranks near the top of the metro for everyday amenities, with strong access to restaurants, groceries, parks, and pharmacies, and places in the top quartile nationally for amenity availability. This concentration helps sustain traffic and retention, particularly for workforce housing.
The neighborhood carries an A rating and ranks 64 out of 527 metro neighborhoods — competitive among Austin-Round Rock-Georgetown submarkets. Neighborhood occupancy is around the national midpoint and below the metro median, suggesting leasing stability is achievable but will benefit from active management and targeted concessions during slower seasons.
Renter concentration is high at roughly 60% of housing units being renter-occupied in the neighborhood, indicating a deep tenant base for multifamily assets. Within a 3-mile radius, population and household counts have expanded over the last five years, with further growth projected, pointing to a larger tenant pool ahead. Forecasts also indicate smaller average household sizes, which can favor demand for efficiently sized units and support occupancy stability.
Ownership costs are elevated relative to local incomes — home values sit high for the region and value-to-income is among the higher readings nationally — which tends to reinforce reliance on rental housing. That said, rent-to-income in the neighborhood signals some affordability pressure for residents; prudent lease management and amenity-led differentiation can help sustain pricing power without eroding retention.
The property’s 1985 vintage is slightly older than the neighborhood average stock (late-1980s). Investors should plan for capital projects and selective renovations to keep the asset competitive against newer deliveries while capturing value-add upside.
Neighborhood safety indicators trend below the national median, with national percentiles showing higher-than-average property and violent offense levels. However, recent year-over-year readings indicate improvement, with both property and violent offense rates declining. For context within the metro’s 527 neighborhoods, safety performance is middling and not among the top cohorts, so underwriting should incorporate security enhancements and daytime activation via amenities and lighting.
Investors typically contextualize these trends against leasing goals: improving trajectories can support tenant retention, but on-site operations, visibility, and community engagement remain important to mitigate risk and support resident satisfaction over the hold period.
Proximity to corporate employment anchors supports renter demand and commute convenience, with a mix of financial services, technology, and manufacturing employers nearby that can help stabilize leasing.
- Raymond James — financial services offices (0.5 miles)
- Dell Technologies — technology (10.0 miles) — HQ
- Farmers Insurance - Doug Gaul — insurance (10.3 miles)
- Arconic — manufacturing (13.5 miles) — HQ
- Adobe — software (16.1 miles)
This 60-unit, 1985-vintage asset sits in a high-amenity inner-suburb of the Austin-Round Rock-Georgetown metro where renter demand is underpinned by a sizable renter-occupied share and strong access to daily needs. Neighborhood occupancy is around the national midpoint and below the metro median, implying stable operations with attention to leasing velocity and renewal execution. Elevated ownership costs in the area tend to sustain reliance on multifamily housing, while 3-mile radius projections indicate population growth and a larger household base, supporting a broader tenant pipeline.
According to CRE market data from WDSuite, neighborhood NOI per unit benchmarks rank competitively within the metro, while rent-to-income signals call for disciplined pricing and amenity-driven value. The 1985 vintage suggests actionable value-add via system upgrades and unit/interior modernization to sharpen positioning against newer stock and protect occupancy.
- High-amenity location with strong daily-needs access that supports leasing and retention
- Large renter base locally and projected 3-mile population/household growth expand the tenant pool
- Value-add potential from 1985 vintage through targeted capex and interior updates
- Competitive neighborhood NOI benchmarks per WDSuite data provide an operational baseline
- Risk: Rent-to-income pressure and below-metro occupancy require disciplined pricing and active leasing