| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 37th | Poor |
| Amenities | 22nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13100 N Interstate 35, Jarrell, TX, 76537, US |
| Region / Metro | Jarrell |
| Year of Construction | 1989 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13100 N Interstate 35 Jarrell Multifamily Investment
Neighborhood-level occupancy in this rural Jarrell pocket has been resilient, supporting steady leasing conditions according to WDSuite’s CRE market data. With a renter-occupied share that is modest for the metro, positioning hinges on capturing demand from commuters along I-35 rather than on walkable amenities.
Jarrell sits within the Austin–Round Rock–Georgetown metro but functions as a rural node with limited amenity density. The neighborhood’s occupancy rate ranks above the metro median among 527 metro neighborhoods, suggesting stable renter demand even without extensive cafés, parks, or pharmacies nearby. Median rents in the neighborhood are above national medians, which, paired with a relatively low rent-to-income profile, indicates room for disciplined pricing without overextending tenants.
Construction across the neighborhood skews newer than much of the metro (top quartile nationally), while this asset was built in 1989. For investors, the older vintage points to potential value-add via interior updates and system modernization to compete with 2010s stock, while capital planning should account for aging components.
Tenure data shows a lower renter concentration at the neighborhood level (renter-occupied share around one-fifth of housing units), which implies a thinner but targeted multifamily tenant base. However, 3-mile demographics indicate growth: population and households have increased in recent years, with forecasts through 2028 pointing to a larger tenant base and a notable increase in households. All demographic statistics are aggregated within a 3-mile radius.
On quality-of-life factors, average school ratings track below national norms and amenities are sparse (amenities percentile in the lower third nationally), so resident appeal leans more toward drive-to conveniences and employment access via I-35. Household incomes benchmark above the national median, which supports rent collections and retention for well-managed, need-based units. Based on commercial real estate analysis from WDSuite, these fundamentals position small multifamily as workforce housing with car-oriented living rather than destination lifestyle leasing.
Relative to the Austin–Round Rock–Georgetown metro’s 527 neighborhoods, this area performs strongly on safety metrics and trends. It ranks among the better-performing neighborhoods in the metro and is well above national averages (top quartile nationally) for lower estimated violent and property offense rates. Recent year-over-year trends also indicate meaningful declines in estimated incident rates, reinforcing the perception of steady conditions rather than deterioration.
As always, investors should underwrite to submarket and property-level histories and avoid block-level assumptions, but the broader neighborhood context compares favorably to many peer locations nationwide.
Proximity to regional employers along the I-35 corridor supports commuter-oriented renter demand, with access to financial services, insurance, and major tech offices highlighted below.
- Raymond James — financial services (13.9 miles)
- Farmers Insurance - Doug Gaul — insurance (19.9 miles)
- Dell Technologies — technology (23.9 miles) — HQ
- Arconic — manufacturing (27.0 miles) — HQ
- Adobe — software (30.3 miles)
Built in 1989, this 28-unit asset is older than the neighborhood’s predominantly 2010s stock, creating a clear value-add angle through targeted renovations and modernization to improve competitive positioning. Neighborhood occupancy is above the metro median, and a low rent-to-income profile supports lease stability when pricing is managed carefully. According to CRE market data from WDSuite, the surrounding 3-mile area shows recent growth with forecasts calling for a substantial increase in households by 2028, which can expand the renter pool for needs-based units.
Counterbalancing factors include limited neighborhood amenities and below-average school ratings, which tilt resident appeal toward commuters seeking access to the I-35 employment corridor. Underwriting should also incorporate ongoing capex for an older vintage and sensitivity to a smaller local renter concentration.
- Above-metro-median neighborhood occupancy supports income stability
- 1989 vintage offers value-add potential versus newer nearby stock
- 3-mile forecasts indicate strong household growth, expanding the tenant base
- Car-oriented location with I-35 access to regional employers aids retention
- Risks: sparse amenities, lower school ratings, and thinner local renter concentration