The 704 Apartments Review: South Lamar’s Best Kept Secret (and Its Biggest Catches)

One name keeps showing up in The 704’s 403 Google reviews: Louie. That’s not normal. After touring 500+ Austin apartment communities and tracking this market for over 20 years as a licensed Texas REALTOR (License #679806), I can tell you most maintenance teams are invisible. Residents don’t know their names, don’t mention them in reviews, and definitely don’t write love letters about them online.

At The 704, they do. And that tells you something important about what daily life actually looks like at this property. But here’s what the listing sites won’t show you: the parking situation that drives residents crazy, the pest complaints on lower floors, and the math behind that 50% off special that makes this Class A property surprisingly affordable right now.

Quick Facts: The 704

Three things jump out.

First, no published credit score minimum. CWS just says “satisfactory,” which means the leasing team has discretion. I’ll cover what that actually means in the screening section.

Second, the SMART Housing studios at $949 are income restricted through the City of Austin’s program. Those aren’t available to everyone.

And third: notice the gap between Google (4.4) and the ApartmentRatings recommendation rate (67%). Facebook reviews tell an even rougher story. So which number do you trust? The platform you check matters. More on that in the reviews section.

Best For / Skip If

Best For

You want South Lamar walkability under $1,600/month. With the current 50% off special, a 903 sqft one bedroom drops to about $1,528/month net effective. That’s competitive with Class B properties in the same corridor that are 30+ years older.

You’re relocating to Austin and need a responsive property. The 704’s maintenance team gets praised across 400+ reviews, by name, across multiple platforms. When your water heater bursts on a Saturday night (it happened to one resident), someone shows up in 30 minutes. That matters when you’re new to a city and don’t have a plumber on speed dial.

You have pets. No weight limits. No breed restrictions. Two pets allowed. The $15/month pet rent is standard for Class A. The $300 one-time fee is moderate compared to nearby properties charging $400-$500.

You qualify for SMART Housing. The income restricted studios at $949 for 408 sqft on South Lamar are genuinely hard to find. You’d pay $1,525+ for the same floor plan at market rate.

Skip If

Parking stresses you out. Residents say the garage is overcrowded, with retail tenants sharing the structure. You could end up parking floors away from your unit. Reserved spots cost $100/month extra. If you work odd hours or come home late, this will be a daily frustration.

You’re sensitive to pests. Several reviews mention roach issues, especially in ground floor and SMART units. Pest control responds, but it keeps coming back for some residents.

You want a quiet building on every floor. Noise complaints between floors show up repeatedly in reviews. 378 units means a lot of neighbors. Several residents say they hear every footstep from the unit above.

Want to know if The 704 fits your situation?

Tell us your budget, timeline, and any screening concerns. We’ll let you know whether The 704 makes sense or if there’s a better match nearby.

Location Deep Dive

What’s Actually Nearby

The 704 sits on South Lamar just north of Ben White. Good spot. Sprouts Farmers Market at Brodie Oaks is about half a mile south. H-E-B is roughly 1.5 miles away on South Congress at Oltorf. Torchy’s Tacos and P. Terry’s are both within a five minute drive, and there’s no shortage of food options in between.

The Broken Spoke, Austin’s legendary honky-tonk, is literally next door. That’s a plus or a minus depending on how you feel about live country music and a parking lot that spills into yours on busy nights.

Wheatsville Food Co-op is right down the road at 4001 S Lamar. South Lamar Boulevard between here and Oltorf is packed with restaurants and bars. And if you’re willing to drive 10 minutes north, you’ve got Uchi, Central Market, and the whole SoCo strip.

Barton Creek Greenbelt access is about a mile west. Zilker Park and Barton Springs Pool are about 2.5 miles northwest. Neither is walkable, but both are a quick drive.

Commute Math

Capital Metro runs buses along South Lamar, including the 801 MetroRapid with a stop within walking distance. But let’s be honest: most residents here drive.

Neighborhood Vibe

South Lamar is one of those corridors that people overlook because it sits between trendier names like SoCo and Barton Hills. That’s actually an advantage. You get the proximity without paying full SoCo prices. The stretch around The 704 has a mix of newer apartment buildings, older retail, and Austin originals like the Broken Spoke that give the area real personality.

The trade-off? South Lamar Boulevard itself. It’s a busy four lane road. Traffic gets thick during rush hour, and you’re definitely not getting a quiet residential street feel. But for access to the rest of South Austin, downtown, and the Greenbelt, it’s hard to beat the location.

Pricing and True Cost

Floor Plans

All units include full size washer/dryer connections.

Net Effective Rent Calculation

Here’s the math on that 50% off special. I’ll use the 1BR 1F plan (903 sqft at $1,743/month) as the example.

The special gives you 50% off rent for your first 3 months on a 12-month lease. That’s equivalent to 1.5 months of free rent.

Using the daily calculation (Austin market standard):

• 1.5 months free = 45 days
• 12-month lease = 365 days
• Multiplier: (365 – 45) ÷ 365 = 0.8767

$1,743 × 0.8767 = $1,528/month net effective rent

That’s $215/month less than the advertised price. Over a full year, you’re saving $2,580.

For the 2BR 2A plan at $2,098: $2,098 × 0.8767 = $1,839/month net effective. That’s a 1,143 sqft two bedroom in 78704 for under $1,850. Compare that to what you’d pay at nearby newer builds.

Fee Breakdown

Required Fees (everyone pays these):

Optional Fees:

True Monthly Cost Scenario

Here’s what a realistic month looks like for a one bedroom renter with one pet:

Utilities are separate. Budget $100-$150/month for electricity, water, and internet. So your actual all-in monthly cost is closer to $1,700-$1,750 for a one bedroom with one pet. That’s $41+ in mandatory fees on top of rent. Listing sites don’t show you that number.

Wondering how The 704 stacks up against nearby options?

I track pricing, specials, and availability across every South Lamar community daily. Get a comparison based on your budget.

Screening Criteria

Income Requirement

The 704 requires 3x monthly rent in gross income. Here’s what that looks like:

The 3x multiplier is standard for Class A properties. Roommates can combine income, which makes the two bedrooms more realistic if neither of you hits $6,300/month alone.

Credit Expectations

CWS doesn’t publish a minimum credit score. Their criteria says “all credit history must be satisfactory and current.” Based on how CWS screens across their portfolio, here’s what I’d expect:

650+: Smooth approval, standard deposit. 580-649: Possible approval with a higher deposit. You’re in the gray zone where the leasing team’s discretion matters. Below 580: Likely denial. CWS doesn’t mess around on credit.

No credit history? You may need an increased deposit. If you just graduated college, expect to need a guarantor and one month’s rent as extra deposit.

What Gets You Denied

Let me be direct about what typically triggers automatic denial at The 704:

• Eviction records on your rental history
• Active property debt (money owed to a previous landlord)
• Criminal history involving crimes against persons, property, or sex offenses
• Insufficient income documentation
• Less than one year of employment history (without qualifying alternative income)

CWS reviews criminal history individually, but certain offense types are hard stops regardless of age.

Application Process

1. Apply online ($65 per applicant, not refunded if denied)
2. CWS screens credit, criminal, rental history, and employment
3. You receive preliminary approval by email
4. Provide photo ID and pay stubs or W-2s to confirm income
5. Receive a Welcome Home letter with move-in checklist

Processing typically takes 24-72 hours.

Here’s what separates working with a locator from applying blind: I can tell you whether your screening profile is likely to clear CWS’s criteria before you spend $65 finding out. If The 704’s screening looks tight for your situation, I know which South Lamar communities have more flexibility. And if your credit or rental history has complications, I know the second chance properties that will work with you.

Resident Reviews Decoded

I went through 403 Google reviews, 30 ApartmentRatings reviews, 107 Yelp reviews, and 60 Facebook reviews. That’s 600 total across four platforms. Here’s what the patterns actually look like.

Review Pattern Analysis

The Maintenance MVP

Louie isn’t just “good maintenance.” He’s mentioned by name in at least 15 separate Google reviews from the last 12 months alone. Bobby, Sergio, and Freddy also get called out regularly. One reviewer said Louie moved a stove and refrigerator to help her find a lost piece of jewelry. Another described a water heater burst on a Saturday night with the team on-site in 30 minutes.

This isn’t cherry-picked. 80 of 403 Google reviews specifically mention the maintenance team. A 20% mention rate for a single department. I’ve reviewed dozens of Austin communities. That ratio is exceptional. And the praise holds across platforms. Even the negative Yelp and ApartmentRatings reviews still give maintenance a pass.

The Management Transition Story

Most review sites won’t give you this context. The 704 was previously managed by Lincoln Property Company. CWS Apartment Homes took over, and the transition was rough. Facebook reviews from 2022-2023 are brutal: “worst management team,” “buildings in absolute disrepair,” “unauthorized entry into my apartment.” Multiple Yelp reviews mention living through both companies.

Here’s what I tell clients: look at the timeline. The more recent Google reviews (2024-2026) tell a very different story. Residents name specific staff members like Joseph, Juliette, and Derrick positively. Lease renewals are getting handled. The on-site team has stabilized. That doesn’t erase the transition problems, but those Facebook reviews from three years ago aren’t necessarily what you’d experience today.

The Complaints That Matter

Parking is the loudest recurring complaint. I go deeper on this in the Uncomfortable Truth section below, but the short version: shared garage with retail, towing risk, and limited reserved spots at $100/month. If parking matters to you, read that section carefully.

Pest complaints show up mostly in ground floor and SMART units. Several residents report roaches that return after treatment. This isn’t unusual for South Austin properties near Barton Creek, but it’s worth knowing before you sign a ground floor lease.

One ApartmentRatings reviewer flagged a crime spike, including a reference to a sexual assault, and criticized the property for not adding security cameras. This isn’t a dominant theme across 600 reviews, but it’s a specific concern worth asking about during your tour.

Management Response Pattern

CWS responds to nearly every Google review, positive or negative. Recent responses come from “Maggie at CWS Customer Care,” and before that it was “Megan at CWS Customer Care.” The tone is professional but clearly templated. For negative reviews, they invite the resident to reach out privately.

Here’s something that bugs me: on at least three negative reviews, management claimed the reviewer wasn’t in their system. That could be legitimate (non-residents posting reviews), or it could be a deflection tactic. Worth noting.

The Uncomfortable Truth

No listing site will write this section.

The parking situation is worse than “tight”

This isn’t just “limited parking.” The 704’s garage serves both residential and retail tenants. People are parking three or more floors away from their apartment. Reserved spots ($100/month) sell out fast. Come home after 8 PM on a weekend? You’re circling.

One resident described it as “horrible.” Overflow from the Broken Spoke next door makes it worse. But the real kicker comes from Facebook reviews: some residents have had their own cars towed because parking permits weren’t visible enough in the window. Your car, at your own apartment, getting towed. That’s the level of parking problem we’re talking about.

Google’s 4.4 stars don’t tell the full story

That rating looks great on paper. But ApartmentRatings tells a different story: 67% recommendation rate from 30 reviews. And the 60 Facebook reviews are far more negative, with multiple one-star reviews from 2022-2023 describing “luxury prices with lip service only” and “buildings in absolute disrepair.”

Two Google reviewers called this out directly. One wrote that the rating is “higher than it should be because they are saturated with reviews of people who have only toured and don’t actually live here.” Another suggested the management company actively solicits positive reviews. A 15 minute tour doesn’t show you the parking problems, the pest issues, or how management handles your lease renewal. Check all four platforms before you form an opinion.

Fair warning: ground floor pest issues are real

Roach complaints keep showing up in reviews, specifically for ground floor and SMART Housing units. Pest control responds, but the problem keeps coming back. If you’re considering a ground floor unit, ask the leasing team directly about their pest treatment schedule and recent complaint history for the specific unit you’re viewing. This is the kind of thing I’d flag before you sign anything.

Have concerns about The 704? Let’s talk before you apply.

I’ll tell you straight whether The 704 works for your situation and flag the stuff that matters for your specific floor plan and budget.

Frequently Asked Questions

Does The 704 have income restricted apartments?

Yes. The 704 participates in the City of Austin’s SMART Housing program. They have studio apartments at $949/month for qualified applicants. You’ll need to meet income thresholds based on the Area Median Family Income. These units go fast, so contact the leasing office about current availability.

What’s the parking situation at The 704?

Challenging. The garage is shared between residents and retail tenants. Free surface and garage parking is included, but you may not park on the same floor as your apartment. Reserved spots are $100/month with limited availability. Budget for the reserved spot if parking proximity matters to you.

Does The 704 allow pets?

Yes. Two pets maximum, no weight limit, no breed restrictions. Costs: $200 refundable deposit, $300 non-refundable fee, and $15/month pet rent per pet. Pet screening is required along with vaccine records and photos.

What’s included in rent at The 704?

Rent covers the unit only. Utilities (electricity, water, internet) are all separate. Mandatory monthly fees add $41+ to your base rent: $32 for trash ($22 valet + $10 city pickup), $4 administrative processing, and $5 amenity fee. Pest control is also charged monthly, but the leasing office confirms the exact amount when you sign. Parking in the open garage is included at no extra charge.

Is The 704 a good value compared to nearby apartments?

With the current 50% off special, yes. A one bedroom nets out to around $1,528/month, which undercuts several nearby Class B properties that are 20-30 years older. Without a special, The 704’s pricing is mid-range for Class A on South Lamar. Check what specials are running when you’re ready to lease because they change frequently.

How long does The 704’s application process take?

Typically 24-72 hours. You’ll need $65 per applicant (not returned if denied), photo ID, and income documentation (pay stubs or W-2s). CWS screens credit, criminal, rental history, and employment.

Does The 704 have a doorman or security?

The 704 has a doorman, access gates, and key fob entry on all hallways. Residents say they feel secure, and a few reviews mention security patrols at night. But one ApartmentRatings reviewer flagged a crime incident and wanted more cameras. Ask the leasing team about their current security setup during your tour.

What school district serves The 704?

Austin ISD. Zoned to Joslin Elementary, Covington Middle School, and Crockett High School.

The Bottom Line

The 704 delivers two things that are genuinely hard to find together on South Lamar: a responsive maintenance operation and competitive pricing (with the current special). That maintenance team — led by Louie — is not marketing hype. Hundreds of residents have said it, across multiple platforms, over multiple years.

The catch? Parking. It’s real, it’s persistent, and management hasn’t fixed it because the garage structure is shared with retail by design. If you drive and come home at unpredictable hours, this will bother you.

This property makes sense if:

• You want a Class A building on South Lamar under $1,600/month (with the current special)
• Fast, friendly maintenance is high on your priority list
• You have pets and need a property with no weight or breed restrictions
• You qualify for SMART Housing and want to live in 78704

This property doesn’t make sense if:

• Parking convenience is non-negotiable for you
• You’re looking at a ground floor unit and have zero tolerance for pest issues
• You need guaranteed quiet between floors
• Your credit is below 580 or you have eviction history

The 704 is a solid Class A option on South Lamar that punches above its weight on daily operations and below it on parking. At current net effective pricing, it’s worth a tour. Just visit during evening hours so you can see the parking situation for yourself.

Need Help?

Work With Us

My service is free to you. I’ll build a custom apartment list based on your budget, timeline, and screening profile. If The 704 is the right fit, great. If it’s not, I’ll point you to the South Lamar communities that are.

Full disclosure: The 704 does not pay locator referral fees. I’m reviewing it — and recommending or warning you away from it — with zero financial incentive either way. That should tell you something about this review.

Going Solo?

If you want to handle it yourself, call the leasing office at (844) 819-3383 or visit the704austin.com. Just tell them “Ross Quade from Austin Apartment Team” referred you on your tour and application. Text me at 512-360-0852 when you apply so I can make sure everything’s on track. Tour during the week between 10 AM and 6 PM, and ask for Joseph. Ask about the current special terms and which specific units are included before you apply.