| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Fair |
| Demographics | 58th | Fair |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1518 Old Ranch Road 12, San Marcos, TX, 78666, US |
| Region / Metro | San Marcos |
| Year of Construction | 1985 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1518 Old Ranch Road 12 San Marcos Multifamily Investment
Neighborhood occupancy is running near the mid-90s, supporting steady cash flow according to WDSuite’s CRE market data. Renter demand is reinforced by a sizable renter base and solid amenity access at the neighborhood level.
Situated in a Suburban pocket of San Marcos within the Austin-Round Rock-Georgetown metro, the neighborhood carries a B rating and ranks 215 of 527 neighborhoods — above the metro median. Amenity access is competitive for daily needs, with cafes and pharmacies tracking in the upper half of national comparisons, while parks index modestly above average. Median contract rents and home values sit around the middle-to-upper half nationally, signaling balanced pricing power for multifamily.
Occupancy across the neighborhood is 94.1% (65th percentile nationally), which points to stable leasing conditions for operators. Average NOI per unit ranks 27 of 527 metro neighborhoods and is in the top quartile nationally, indicating that comparable assets in this area have historically produced healthy operating margins.
Construction year averages in the neighborhood skew to the mid-1990s, while this asset’s 1985 vintage is older than the area norm — a factor that may require targeted capital planning but can also support value-add strategies to enhance competitiveness against newer stock.
Within a 3-mile radius, population has expanded in recent years and is projected to continue growing through 2028, with households increasing at a faster pace than population — a pattern consistent with smaller household sizes and a larger tenant base. A high share of 18–34-year-olds and a renter-occupied concentration near seven-tenths of housing units suggest depth in multifamily demand and support for occupancy stability. Median rent-to-income in the neighborhood (~0.19) indicates manageable affordability pressure, aiding retention, while a higher value-to-income ratio (72nd percentile nationally) signals a relatively high-cost ownership market that can sustain renter reliance on multifamily housing.
Safety indicators are mixed when benchmarked to peers. The neighborhood’s crime rank sits in the lower half of the metro (243 of 527 neighborhoods), and national positioning trends below average. However, violent offense rates have improved year over year, placing that improvement in a stronger national percentile, while property offenses remain closer to national mid-range levels. Investors should underwrite standard security measures and leasing practices while monitoring continued trend improvements.
Proximity to regional corporate offices along the Austin–San Antonio corridor supports commuter demand and leasing stability, notably in insurance, technology, and corporate retail operations referenced below.
- State Farm Insurance — insurance (21.7 miles)
- Oracle Waterfront — software & technology offices (27.9 miles)
- Whole Foods Market — corporate retail (28.7 miles) — HQ
- New York Life — insurance (33.1 miles)
- Cst Brands — corporate retail & fuel (33.5 miles) — HQ
This 48-unit, 1985-vintage asset in San Marcos benefits from neighborhood occupancy around the mid-90s and a renter base that is deep within a 3-mile radius, supporting day-one leasing stability. Home ownership costs trend relatively high versus incomes, which can reinforce renter reliance and pricing power, while median rent-to-income near 0.19 suggests manageable affordability pressure that may aid retention, based on CRE market data from WDSuite.
Relative to a neighborhood average construction year in the mid-1990s, the property’s older vintage points to targeted capex or value-add upgrades to stay competitive with newer stock. Forward 3-mile projections indicate population and households rising, expanding the tenant base and underpinning long-term demand, though investors should balance this with standard risk controls around local safety benchmarks and tenant income mix.
- Stable occupancy backdrop with neighborhood rates near mid-90s supports cash flow durability.
- Large renter pool and 18–34 concentration within 3 miles expand the tenant base and leasing depth.
- Elevated ownership costs versus income bolster renter reliance and potential pricing power.
- 1985 vintage offers value-add opportunity via modernization to compete with 1990s+ stock.
- Risks: below-average safety percentiles and varied household incomes warrant prudent underwriting and asset management.