| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 45th | Poor |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1900 Aquarena Springs Dr, San Marcos, TX, 78666, US |
| Region / Metro | San Marcos |
| Year of Construction | 1996 |
| Units | 76 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1900 Aquarena Springs Dr San Marcos Multifamily Investment
Neighborhood fundamentals point to steady renter demand supported by a high concentration of renter-occupied housing and mid-range occupancy, according to WDSuite’s CRE market data. Positioning a 1996 vintage asset here favors a pragmatic value-add or modernization plan over ground-up lease-up risk.
This Inner Suburb pocket of San Marcos sits in the mid-range among 527 Austin–Round Rock–Georgetown metro neighborhoods (C+ neighborhood rating), with renter demand reinforced by a large base of renter-occupied units within a 3-mile radius. Household growth and a younger-skewing population expand the near-term tenant pool, while mid-tier neighborhood occupancy supports ongoing leasing stability.
Livability indicators are mixed. Grocery access is competitive among metro peers and cafes are reasonably available, but immediate access to parks and pharmacies is limited in the neighborhood. For investors, that combination often favors properties that deliver on-site conveniences and resident services to differentiate.
Construction vintage in the surrounding neighborhood skews newer on average than this property’s 1996 build year. That older positioning can translate into value-add opportunity—unit upgrades, common-area refresh, and systems modernization—paired with thoughtful capital planning to stay competitive versus 2000s-era stock. Median home values are comparatively modest locally, but ownership remains a high-cost proposition relative to incomes; that tends to sustain multifamily reliance and supports renter retention, a point underscored by WDSuite’s commercial real estate analysis benchmarks.
Within a 3-mile radius, population and household counts have been increasing and are projected to continue rising over the next five years. The area’s demographic profile is weighted toward ages 18–34, which typically deepens the renter pool and supports occupancy. At the same time, rent-to-income dynamics suggest some affordability pressure, so operators should emphasize renewal management and value-forward amenities to maintain leasing velocity.
Safety trends warrant a balanced view. The neighborhood ranks below the metro average for safety (423 out of 527 metro neighborhoods), and it sits below national percentiles for both property and violent offenses. Recent signals show property offenses easing year over year, while violent-offense measures have increased, so underwriting should reflect conservative assumptions and active security measures.
For investors, this profile typically calls for well-lit common areas, access control, and resident engagement as part of the operating plan. Comparable assets in similar settings often compete on management quality and on-site experience to support retention and reputation.
Regional employment nodes within commuting distance help support renter demand and retention, with a mix of insurance, technology, consumer goods, and enterprise offices accessible by highway.
- State Farm Insurance — insurance (21.5 miles)
- Oracle Waterfront — technology offices (26.7 miles)
- Whole Foods Market — corporate offices (27.7 miles) — HQ
- New York Life — insurance (32.6 miles)
- Coca-Cola — consumer beverages (35.4 miles)
The property’s 76-unit scale and 1996 vintage position it for a practical value-add strategy in a neighborhood that shows steady renter demand, mid-range occupancy, and a large renter-occupied housing base. Based on CRE market data from WDSuite, ownership remains relatively costly versus local incomes, which reinforces reliance on multifamily housing and supports leasing durability when paired with competitive amenities and professional management.
Near-term growth in population and households within a 3-mile radius points to a larger tenant base and continued renter pool expansion. Operators should balance this demand backdrop with measured assumptions around affordability and safety, using proactive asset management—unit renovations, energy and systems upgrades, and resident experience—to sustain occupancy and pricing power over time.
- 76-unit scale with 1996 vintage offers clear value-add and systems modernization avenues
- Large nearby renter base and mid-range neighborhood occupancy support leasing stability
- Household and population growth within 3 miles expands the tenant pipeline over the next five years
- Ownership costs relative to income sustain multifamily reliance and renewal potential
- Risks: below-metro safety profile and rent-to-income pressure require conservative underwriting and active management