| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 54th | Fair |
| Amenities | 7th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1637 Post Rd, San Marcos, TX, 78666, US |
| Region / Metro | San Marcos |
| Year of Construction | 1983 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1637 Post Rd, San Marcos TX Multifamily Opportunity
Positioned in an inner-suburban San Marcos pocket with a deep renter base, the asset benefits from high neighborhood renter-occupied share and projected household growth, according to WDSuite’s CRE market data. Investors should weigh value-add potential against below-median neighborhood occupancy and limited immediate amenities.
The property sits in an Inner Suburb location within the Austin–Round Rock–Georgetown metro, where neighborhood metrics indicate a renter-driven market. The share of housing units that are renter-occupied is elevated locally (ranked near the top among 527 metro neighborhoods), signaling depth in the tenant base and demand for smaller-format units.
Neighborhood occupancy trends are softer, with the area positioned below the metro median among 527 neighborhoods; investors should underwrite leasing velocity conservatively and focus on retention. Median contract rents in the neighborhood sit around the metro middle, while rent-to-income ratios indicate some affordability pressure, suggesting prudent lease management and modest renewal assumptions.
Construction vintage at the property is 1983 versus a neighborhood average skewing to the early 1990s. The older vintage implies near-term capital planning needs but also offers value-add and modernization upside to improve competitive positioning against newer stock.
Local amenity density is limited in the immediate blocks (few groceries, cafes, or parks per square mile), so residents are likely to rely on broader San Marcos corridors for daily needs. At the same time, elevated home values and a high value-to-income ratio at the neighborhood level point to a high-cost ownership market that can sustain reliance on multifamily housing and support pricing power when product is well-positioned.
Within a 3-mile radius, WDSuite demographics indicate population growth over the last five years (+5.8%) and a 10.8% increase in households, with forecasts calling for further expansion through 2028 (population +21.7%, households +55.6%). The projected shift toward smaller average household sizes supports steady demand for studios and one-bedrooms, which can reinforce occupancy stability when coupled with thoughtful unit renovations.
Relative to the Austin–Round Rock–Georgetown metro, the neighborhood’s overall safety positioning trends below the metro median among 527 neighborhoods. Nationally, violent incident rates benchmark on the weaker side while property incident levels track closer to mid-range. Recent one-year trends show increases in both categories, so investors should account for standard security, lighting, and community-engagement measures in operations.
As always, safety can vary block to block and over time. Monitoring local trendlines and coordinating with property management to maintain visibility, access controls, and resident communications can help support retention and leasing.
The employment base accessible from San Marcos includes major corporate offices across insurance, technology, and consumer sectors, supporting a broad renter pool and commute convenience for workforce and professional tenants. Notable nearby employers include State Farm Insurance, Oracle Waterfront, Whole Foods Market, New York Life, and Coca-Cola.
- State Farm Insurance — insurance services (20.7 miles)
- Oracle Waterfront — technology offices (26.2 miles)
- Whole Foods Market — corporate offices (27.2 miles) — HQ
- New York Life — financial services (31.9 miles)
- Coca-Cola — consumer beverages offices (34.8 miles)
This 60-unit, 1983-vintage property aligns with a renter-heavy neighborhood and a 3-mile trade area showing recent population and household growth, with further expansion forecast through 2028. Based on commercial real estate analysis from WDSuite, the local renter concentration supports demand depth, while older construction provides a practical path for value-add upgrades to improve competitiveness against early-1990s and newer stock.
Investment underwriting should balance upside from renovations and sustained renter reliance on multifamily housing against below-median neighborhood occupancy, limited immediate amenities, and measured rent-to-income headroom. Execution that prioritizes unit modernization, expense control, and retention can position the asset to capture growth from a broadening tenant base.
- Renter-heavy neighborhood supports a large tenant base and leasing durability.
- 1983 vintage offers value-add potential through targeted interior and systems upgrades.
- 3-mile area shows recent and forecast growth in population and households, supporting occupancy over time.
- High-cost ownership context can reinforce reliance on rentals and pricing power for well-positioned units.
- Risks: below-median neighborhood occupancy, limited walkable amenities, and affordability pressure require disciplined leasing and retention strategies.