| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 57th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Warden Ln, San Marcos, TX, 78666, US |
| Region / Metro | San Marcos |
| Year of Construction | 1980 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
100 Warden Ln San Marcos Multifamily Investment
In this San Marcos inner-suburb neighborhood, a high renter-occupied share supports depth of tenant demand; according to WDSuite’s CRE market data, neighborhood occupancy trends sit modestly above national norms for comparable areas.
Located in the Austin–Round Rock–Georgetown metro, the neighborhood surrounding 100 Warden Ln rates A- (ranked 99 of 527), signaling solid fundamentals relative to the region. Amenity access is competitive among Austin-area neighborhoods (rank 21 of 527), with dining, grocery, parks, and pharmacy density placing in the top decile nationally—supportive of leasing velocity and resident convenience.
Neighborhood occupancy averages 93.5% (top 62nd percentile nationally), indicating generally stable renter demand. The housing stock skews heavily renter-occupied at the neighborhood level, which points to a deep multifamily tenant base rather than owner demand competing for units.
Within a 3-mile radius, demographics show recent population growth and a large 18–34 cohort, with forecasts calling for further population expansion, a notable increase in households, and smaller average household size through 2028. For investors, that combination typically enlarges the renter pool and supports occupancy stability, even as product differentiation and professional management remain important to capture demand. This mirrors commercial real estate analysis themes common to university-influenced and workforce corridors in the region.
Vintage considerations: the property’s 1980 construction is older than the neighborhood’s average build year (2001). That age profile may warrant capital planning for systems and interiors, while also creating a clear value-add path to compete against newer stock where amenity upgrades and curb appeal can justify rent positioning.
Affordability dynamics merit monitoring. Neighborhood rent-to-income metrics indicate elevated pressure relative to national norms, which can influence lease management and retention strategies; aligning finishes and pricing tiers with the local income mix can help sustain absorption and reduce turnover risk.
Safety trends should be considered in underwriting. The neighborhood’s crime rank is 453 out of 527 Austin metro neighborhoods, placing it below the metro average, and national comparisons land near the lower end of the safety spectrum (around the 18th percentile). This suggests investors may want to budget for security measures, lighting, access controls, and resident engagement to support retention and asset performance.
Recent year-over-year increases in both property and violent offense indicators at the neighborhood level reinforce the value of proactive operations and coordination with local public safety resources. Assets that emphasize visibility, maintenance, and community standards tend to outperform peers in similar contexts.
Proximity to regional corporate offices across insurance, technology, grocery retail, and energy helps broaden the renter base and supports commute convenience for workforce tenants, including State Farm Insurance, Oracle Waterfront, Whole Foods Market, New York Life, and CST Brands.
- State Farm Insurance — insurance (21.5 miles)
- Oracle Waterfront — software (27.0 miles)
- Whole Foods Market — grocery retail (28.0 miles) — HQ
- New York Life — insurance (32.7 miles)
- Cst Brands — energy retail (35.2 miles) — HQ
100 Warden Ln offers exposure to a renter-heavy San Marcos location with amenity density that supports leasing, while neighborhood occupancy trends sit modestly above national norms. Based on CRE market data from WDSuite, the surrounding area ranks competitively within the Austin metro on amenities and maintains a stable tenant base, aided by a strong 18–34 presence within a 3-mile radius and projections for population and household growth—both supportive of long-run multifamily demand.
The 1980 vintage is older than the neighborhood average, implying near- to medium-term capital planning for systems, exteriors, and interiors; that also creates a defined value-add path to reposition against newer stock. Affordability signals indicate higher rent-to-income pressure at the neighborhood level, suggesting the need for careful rent setting, retention initiatives, and amenity calibration to sustain occupancy and pricing power over time.
- Renter-heavy neighborhood and amenity-rich location support demand depth and leasing stability
- Occupancy sits modestly above national norms, aligning with steady neighborhood performance
- 1980 vintage presents value-add and modernization opportunities versus newer competitive stock
- 3-mile population and household growth projections expand the future renter pool
- Risks: below-metro safety standing and higher rent-to-income pressure require proactive management