| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 54th | Fair |
| Amenities | 7th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1617 Post Rd, San Marcos, TX, 78666, US |
| Region / Metro | San Marcos |
| Year of Construction | 1997 |
| Units | 108 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1617 Post Rd San Marcos Multifamily with Renter Demand
Neighborhood tenure data points to a deep renter-occupied base that supports multifamily leasing, according to WDSuite’s CRE market data. Occupancy has trended up modestly over five years, suggesting demand resilience with room for operational improvement.
Situated in San Marcos’ inner-suburb fabric of the Austin-Round Rock-Georgetown metro, the property draws from a renter-heavy neighborhood. The share of housing units that are renter-occupied is competitive among Austin neighborhoods (rank relative to 527 total) and sits in the top quartile nationally, indicating a broad tenant base that supports leasing depth for multifamily owners.
Local occupancy for the neighborhood is below metro averages but has edged higher over the past five years, a constructive sign for stabilization strategies. Median contract rents in the immediate area align with workforce-oriented demand, and lease-up tactics can focus on capturing steady absorption rather than outsized premiums.
Within a 3-mile radius, demographics skew young—with a large 18–34 population share—and forecasts indicate population growth with a substantial increase in households over the next five years. A larger household count alongside smaller average household size points to more renters entering the market, supporting occupancy stability and day-one leasing velocity for well-managed assets.
Ownership costs are elevated in the neighborhood (value-to-income ratio in the top percentile nationally), which tends to sustain reliance on rental housing and can bolster pricing power and lease retention for competitive multifamily product. Amenity density is limited for daily-needs retail and parks at the neighborhood level, so properties with on-site conveniences and strong management can differentiate.
The average neighborhood construction year is 1994; this asset’s 1997 vintage is somewhat newer than the local stock, supporting competitive positioning versus older properties. Investors should still plan for targeted system upgrades or light renovations typical of late-1990s buildings to enhance durability and renter appeal.
Safety indicators for the neighborhood track below the metro median (ranked against 527 Austin-area neighborhoods) and sit below the national median. Nationally, the neighborhood is not in the top quartile for safety, and recent year-over-year trends show some upward movement in both violent and property offense rates.
For investors, this points to standard risk management considerations: emphasize lighting, access controls, and community engagement; underwrite to appropriate security operating expenses; and position marketing toward tenants prioritizing managed, well-maintained environments rather than block-level claims.
Regional employers within commuting reach help support renter demand through a diversified white-collar base, including insurance, technology, grocery headquarters, and financial services. The following nearby employers underpin weekday traffic and can aid retention through commute convenience.
- State Farm Insurance — insurance (20.8 miles)
- Oracle Waterfront — enterprise software (26.3 miles)
- Whole Foods Market — grocery & distribution (27.3 miles) — HQ
- New York Life — financial services (32.0 miles)
- Coca-Cola — beverage (34.9 miles)
The investment case centers on depth of renter demand, favorable relative positioning versus older nearby stock, and forward demographic tailwinds. Within a 3-mile radius, population growth and a pronounced increase in households point to a larger tenant base and steady absorption potential. Elevated ownership costs at the neighborhood level reinforce reliance on multifamily housing, supporting rent durability when combined with prudent lease management. According to CRE market data from WDSuite, neighborhood occupancy has improved modestly in recent years, suggesting that well-operated assets can capture demand even as the broader submarket normalizes.
Built in 1997, the asset is slightly newer than the neighborhood average, offering competitive positioning with scope for targeted value-add—HVAC, interiors, and common-area refresh—to meet renter expectations. While amenity density nearby is limited and safety metrics trail the metro median, disciplined operations, on-site conveniences, and security investments can mitigate these risks and strengthen leasing performance.
- Deep renter-occupied base supports demand and leasing stability
- 1997 vintage offers competitive positioning with value-add upside versus older stock
- 3-mile population and household growth expand the tenant pool and support occupancy
- Elevated local ownership costs sustain reliance on rentals, aiding pricing power
- Risks: below-metro safety metrics and sparse nearby amenities require active management and security focus