| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 57th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1348 Thorpe Ln, San Marcos, TX, 78666, US |
| Region / Metro | San Marcos |
| Year of Construction | 1985 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1348 Thorpe Ln San Marcos Multifamily Investment
In this inner-suburb pocket of San Marcos, neighborhood occupancy trends sit in the low-to-mid 90s and renter-occupied share is high, according to WDSuite’s CRE market data, supporting durable leasing demand for workforce and student-oriented housing.
The property sits in an Inner Suburb of the Austin-Round Rock-Georgetown metro where daily needs are close by. Neighborhood amenities are competitive among Austin-Round Rock-Georgetown neighborhoods (rank 21 of 527), with restaurants, cafes, groceries, parks, and pharmacies all in the top quartile nationally by concentration. This mix supports leasing convenience and reduces friction for residents who prioritize walkable essentials and short drives.
Neighborhood occupancy is above the national median (62nd percentile), indicating reasonably steady demand relative to U.S. peers. The share of housing units that are renter-occupied is very high locally, which points to a deep tenant base and supports absorption for multifamily. Median household sizes are smaller than typical for the metro, which can favor studios and one-bedrooms in particular.
Within a 3-mile radius, population has grown in recent years and household counts expanded meaningfully, with forecasts calling for further population growth and a sizeable increase in households by 2028. This combination implies a larger tenant base and ongoing demand for rental units, while the projected decrease in average household size suggests continued interest in smaller-format apartments.
The average neighborhood construction year is more recent than this asset’s 1985 vintage, which signals potential value-add and modernization upside to stay competitive versus newer stock. For investors, that typically means planning for targeted capital improvements to drive rent positioning and retention.
Neighborhood incomes skew lower than the metro average, and rent-to-income ratios run elevated locally. That creates some affordability pressure that should be reflected in leasing strategy and renewals management; however, amenity access and renter concentration help underpin occupancy stability, based on CRE market data from WDSuite.
Safety indicators for the neighborhood track below national norms, with crime measures sitting in lower national percentiles relative to neighborhoods nationwide. Recent data also shows a year-over-year uptick in both property and violent offense estimates. For underwriting, this suggests emphasizing security posture, lighting, and resident engagement, and aligning insurance and operating plans accordingly.
While conditions can vary block to block, investors should benchmark trends against peer submarkets in the Austin-Round Rock-Georgetown region and monitor trajectory over the next few periods rather than relying on a single snapshot.
Regional employers within commuting distance help support renter demand through a mix of insurance, technology, and consumer headquarters and offices. Notable nearby employers include State Farm Insurance, Oracle Waterfront, Whole Foods Market, New York Life, and CST Brands.
- State Farm Insurance — insurance (21.6 miles)
- Oracle Waterfront — technology offices (27.2 miles)
- Whole Foods Market — consumer retail HQ (28.1 miles) — HQ
- New York Life — financial services (32.9 miles)
- Cst Brands — energy & convenience retail (35.2 miles) — HQ
1348 Thorpe Ln offers scale at 120 units in a renter-heavy San Marcos neighborhood where amenity access is strong and occupancy runs above the national median. The area’s concentration of renter-occupied housing supports a deep tenant base, and 3-mile forecasts point to continued population growth and a sizable increase in households — factors that can support occupancy stability and steady leasing velocity. According to multifamily property research from WDSuite, the neighborhood’s rent-to-income dynamics warrant disciplined pricing and renewal management to balance retention and revenue.
Built in 1985, the asset is older than the neighborhood average, creating a clear value-add path through selective renovations and systems upgrades to compete with newer stock. Amenity-rich surroundings and access to regional employment centers provide demand anchors, while operating plans should account for safety monitoring and affordability-sensitive lease management.
- Renter-heavy neighborhood supports a deep tenant base and absorption potential
- Occupancy trends above national median aid leasing stability
- 3-mile growth outlook expands the renter pool and supports demand
- 1985 vintage offers value-add and modernization levers versus newer stock
- Risk: elevated rent-to-income and safety metrics call for prudent pricing, security, and renewal strategy