| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Good |
| Demographics | 65th | Fair |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Jackman St, San Marcos, TX, 78666, US |
| Region / Metro | San Marcos |
| Year of Construction | 1984 |
| Units | 26 |
| Transaction Date | 2006-05-24 |
| Transaction Price | $800,000 |
| Buyer | MOKHTARIAN ROBERT |
| Seller | CITORI LP |
100 Jackman St, San Marcos — 26-Unit Investment
Neighborhood occupancy around 95% and a high share of renter-occupied housing indicate a deep tenant base near the property, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb pocket of San Marcos rated A, ranking 53 out of 527 metro neighborhoods—competitive within the Austin–Round Rock–Georgetown region. Amenity access is a core strength: restaurants (99th percentile nationally), parks (100th percentile), groceries (95th percentile), cafes (92nd percentile), and childcare (97th percentile) are all abundant, supporting day‑to‑day convenience and renter retention. Pharmacy options are limited locally, which may nudge residents to travel slightly farther for prescriptions.
From an income and housing context, neighborhood median contract rents and home values sit above national midpoints, while the value‑to‑income ratio ranks in the 89th percentile nationally—indicative of a relatively high‑cost ownership market that tends to reinforce reliance on rental housing and support pricing power when managed carefully. Rent-to-income is measured near 0.27, suggesting manageable affordability pressure that can aid lease stability if escalations are paced prudently.
Tenure dynamics favor multifamily demand: approximately 68.5% of neighborhood housing units are renter‑occupied, and neighborhood occupancy is near 95%, both supportive of depth in the tenant pool and steady absorption. Construction vintage in the immediate area skews newer on average (1994), while the subject was built in 1984—an age gap that points to potential value‑add through modernization and targeted capital planning to remain competitive against younger stock.
Demographic statistics aggregated within a 3‑mile radius show population growth over the last five years alongside a notable increase in households and a large 18–34 cohort. Forward‑looking projections indicate additional household expansion and smaller average household sizes, which typically expand the renter pool and support occupancy stability for well‑located assets. These dynamics, paired with the local amenity density, underpin a favorable backdrop for multifamily property research and underwriting rigor.
Safety indicators warrant thoughtful risk management. The neighborhood ranks 448 out of 527 metro neighborhoods for crime, signaling higher incident rates relative to much of the Austin metro. Nationally, violent‑offense measures fall in a low percentile, while property‑offense measures also trail national medians. Recent one‑year trend estimates indicate increases in both violent and property offenses, reinforcing the need for standard security protocols, lighting and access controls, and disciplined tenant screening.
Investors typically address these factors through asset‑level measures (e.g., cameras, visibility, and onsite management presence) and by aligning insurance, staffing, and operating practices to sustain leasing performance and resident satisfaction without overextending OpEx.
Regional employers within commuting distance support a broad renter base and leasing durability, particularly for workforce and service roles noted below.
- State Farm Insurance — insurance (22.6 miles)
- Oracle Waterfront — technology offices (28.5 miles)
- Whole Foods Market — corporate offices (29.4 miles) — HQ
- Cst Brands — energy/retail corporate (33.5 miles) — HQ
- New York Life — financial services (34.0 miles)
100 Jackman St offers a pragmatic value‑add angle in a renter‑heavy San Marcos neighborhood with strong amenity density and solid occupancy at the neighborhood level. Built in 1984, the asset is older than nearby stock (average 1994), suggesting targeted renovations and systems updates could sharpen competitive positioning while leveraging a tenant base supported by high neighborhood renter concentration and steady absorption. According to CRE market data from WDSuite, neighborhood metrics point to sustained renter reliance in a high‑cost ownership context, which can bolster lease retention when pricing is managed alongside affordability.
Within a 3‑mile radius, growth in population and households and a large 18–34 share expand the near‑term renter pool. Neighborhood amenity access is a differentiator, while safety readings and limited pharmacy access argue for disciplined operations and resident‑service planning. Overall, the setup supports stable occupancy with upside via modernization and management execution, balanced by underwriting for security and CapEx.
- Renter‑heavy neighborhood and near‑full neighborhood occupancy support depth of demand
- 1984 vintage offers value‑add via unit/interior modernization and systems updates
- High‑cost ownership context reinforces rental reliance and potential pricing power
- 3‑mile population and household growth expand the tenant base and support leasing
- Risks: elevated crime readings and service gaps (pharmacy) require security and Opex planning