| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 57th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1360 Thorpe Ln, San Marcos, TX, 78666, US |
| Region / Metro | San Marcos |
| Year of Construction | 1980 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1360 Thorpe Ln San Marcos Multifamily Investment
Renter demand is supported by a high neighborhood renter concentration and amenity-rich surroundings, according to WDSuite’s CRE market data. Neighborhood occupancy has been solid, suggesting steady leasing fundamentals for well-managed assets.
Livability and demand drivers
The property sits in an Inner Suburb of the Austin–Round Rock–Georgetown metro, where this neighborhood holds an A- rating and ranks 99 out of 527 metro neighborhoods—placing it in the top quartile locally based on CRE market data from WDSuite. Dining and daily needs are a clear strength: restaurants and cafes are competitive nationally (both above the 90th percentile), with grocery, parks, and pharmacy access also in the 90th-plus percentiles. This amenity density helps leasing velocity and day-to-day convenience for residents.
Neighborhood occupancy is measured at 93.5% (above the national median), and renter-occupied housing represents a very high share of units locally, indicating a deep tenant base that can support stabilized multifamily operations. Median contract rents for the neighborhood sit around the national mid-range (near the 59th percentile), which suggests room for thoughtful revenue management without outpacing local demand.
Within a 3-mile radius, population and household counts have grown over the past five years, with projections through 2028 indicating additional population growth and a sizable increase in households. A larger household count alongside a moderating average household size points to a broadening renter pool, which can sustain occupancy and support absorption of smaller-format units. Rising median incomes in the 3-mile area also expand the prospective tenant base, while still requiring careful affordability management to maintain lease retention.
Asset positioning and vintage
The property was built in 1980, while the neighborhood’s average construction year skews newer (2001). For investors, the older vintage implies potential value-add through renovations, common-area upgrades, and system refreshes to remain competitive with newer stock. Thoughtful capital planning can target durability and resident experience improvements that support rent positioning relative to comparable assets.
Safety context
Safety indicators for the neighborhood trend weaker than national benchmarks. The area sits below the national median for safety (around the 18th percentile nationally), and ranks 453 out of 527 neighborhoods in the Austin metro—placing it in a less competitive safety tier locally. Investors typically underwrite for proactive on-site measures—lighting, access control, and security practices—to support resident comfort and retention.
Recent year-over-year estimates indicate increases in both property offenses (up 36.2%) and violent offenses (up 55.9%). While these figures can be influenced by reporting dynamics and sub-neighborhood variation, they reinforce the importance of operational mitigation and partnership with local resources when planning renovations, marketing, and staffing.
Employment base and commute access
Regional employers within a commutable radius help support renter demand and retention. Notable names in the broader corridor include State Farm Insurance, Oracle Waterfront, Whole Foods Market, New York Life, and CST Brands.
- State Farm Insurance — insurance services (21.5 miles)
- Oracle Waterfront — enterprise software offices (27.0 miles)
- Whole Foods Market — corporate offices (28.0 miles) — HQ
- New York Life — financial services (32.7 miles)
- Cst Brands — energy & retail (35.4 miles) — HQ
Investment thesis
This 80-unit property’s location in a top-quartile neighborhood for the Austin metro combines strong amenity density with solid neighborhood occupancy, supporting stable leasing fundamentals. A very high share of renter-occupied housing units locally signals depth in the tenant base, while 3-mile demographics point to continued population growth and a notable increase in households—both favorable for sustained multifamily demand. According to CRE market data from WDSuite, neighborhood rents track near the national mid-range, giving room for disciplined revenue management tied to measured upgrades.
Built in 1980, the asset is older than the neighborhood’s average stock, creating value-add potential through unit and systems modernization to remain competitive with newer deliveries. Underwriting should also reflect affordability pressures indicated by the neighborhood’s elevated rent-to-income ratio and plan for security-forward operations given weaker safety metrics relative to the metro and nation.
- Amenity-rich corridor with top-quartile neighborhood rating supports leasing and retention
- Deep renter base and steady neighborhood occupancy underpin income stability
- 1980 vintage offers clear value-add path via renovations and system upgrades
- Risks: elevated rent-to-income and weaker safety metrics require hands-on management