| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Fair |
| Demographics | 39th | Poor |
| Amenities | 21st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 117 Seguin St, San Marcos, TX, 78666, US |
| Region / Metro | San Marcos |
| Year of Construction | 1986 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
117 Seguin St San Marcos 1986 Multifamily Investment
Neighborhood occupancy is steady and renter concentration is high, supporting a durable tenant base near downtown San Marcos, according to WDSuite’s CRE market data.
Located in San Marcos within the Austin–Round Rock–Georgetown metro, the neighborhood shows above-median occupancy for U.S. submarkets and a notably high share of renter-occupied units (neighborhood metric), indicating meaningful depth for multifamily demand. Median contract rents benchmark around the metro’s mid-range, which can aid leasing stability when paired with disciplined operations.
Amenity access is mixed: grocery store density ranks competitively (77th percentile nationally), while parks, pharmacies, cafes, and childcare options are limited in the immediate area. For investors, this translates to resident demand that leans on everyday retail but may require on-site community features to bolster resident experience.
The property’s 1986 vintage is slightly older than the neighborhood’s average construction year (1989). This positioning suggests targeted value-add through unit and systems modernization could enhance competitive standing versus newer stock, with corresponding capital planning considerations.
Within a 3-mile radius, demographics point to a large 18–34 cohort and continued growth in population and households over the next five years, expanding the renter pool and supporting occupancy stability. Rising household incomes and a projected increase in total households alongside smaller average household sizes further suggest more renters entering the market rather than larger households consolidating, reinforcing near-term leasing fundamentals.
Safety indicators for the neighborhood are weaker than national averages. The area sits around the lower quartile nationally for safety and ranks below the metro median among 527 Austin–Round Rock–Georgetown neighborhoods, signaling crime levels that warrant prudent underwriting and property-level security measures.
Recent year-over-year trends are mixed across offense categories. Investors typically account for this by emphasizing lighting, access control, and resident engagement, and by calibrating marketing and staffing to support retention without overextending operating budgets.
- State Farm Insurance — insurance (21.0 miles)
- Oracle Waterfront — corporate offices (26.6 miles)
- Whole Foods Market — grocery — HQ (27.6 miles)
- New York Life — insurance (32.3 miles)
- Coca-Cola — beverages (35.2 miles)
This 42-unit, 1986-vintage asset sits in a renter-heavy pocket of San Marcos where neighborhood occupancy trends are above the national median and the share of renter-occupied units is exceptionally high. According to CRE market data from WDSuite, these neighborhood dynamics, combined with mid-range rent positioning, support a broad tenant base and steady leasing, while selective upgrades can improve competitive posture versus newer product.
Within a 3-mile radius, forecasts indicate population growth and a significant increase in households alongside declining average household size, pointing to a larger tenant base and sustained demand for rental units. Investors should balance these positives against neighborhood safety considerations and the need for ongoing capital planning typical of 1980s construction.
- Renter-heavy neighborhood with above-median occupancy supports demand depth
- Mid-range rent positioning aids leasing resiliency and retention
- 1986 vintage offers targeted value-add and systems modernization potential
- 3-mile forecasts show population and household growth, expanding the renter pool
- Risks: below-median safety indicators and capex needs typical of 1980s assets