| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 45th | Poor |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1951 Aquarena Springs Dr, San Marcos, TX, 78666, US |
| Region / Metro | San Marcos |
| Year of Construction | 1996 |
| Units | 80 |
| Transaction Date | 2010-12-13 |
| Transaction Price | $6,712,500 |
| Buyer | COUNTRY OAKS APTS LP |
| Seller | ONE COUNTRY OAKS L P |
1951 Aquarena Springs Dr San Marcos Multifamily Investment
High renter concentration and steady neighborhood occupancy suggest durable tenant demand, according to WDSuites CRE market data. Positioned within the Austin-Round Rock-Georgetown metro, the asset benefits from commuter access and rental depth that can support consistent leasing.
The property sits in an Inner Suburb of San Marcos within the Austin-Round Rock-Georgetown metro. The neighborhood carries a C+ rating in WDSuites dataset, reflecting a mixed but investable profile for workforce-oriented rentals. Neighborhood occupancy is in a stable range, supporting day-to-day leasing fundamentals without relying on outsized rent growth.
Local amenities are varied: grocery and cafe density ranks in the top quartile among 527 metro neighborhoods, offering everyday convenience for residents. Formal parks and pharmacies are sparse within the immediate neighborhood, so on-site features and nearby private amenities can play a larger role in resident retention.
Renter-occupied share is very high at the neighborhood level, indicating a deep base of multifamily households that supports leasing velocity and renewal potential. Within a 3-mile radius, demographics skew young-adult with a large 1834 segment and positive population and household growth, pointing to a larger tenant base and continued demand for rental units.
The average construction year in the neighborhood is more recent than this 1996 asset, which implies value-add or modernization opportunities. Updating interiors and common areas can improve competitive positioning against newer stock while planning for systems and exterior capital needs typical of late-1990s construction.
Homeownership remains a high-cost proposition relative to local incomes in this neighborhood (high value-to-income ratio nationally), which tends to sustain reliance on multifamily housing. At the same time, rent-to-income levels signal affordability pressure for some renters, suggesting disciplined renewals and targeted concessions may be needed to manage retention.
Safety trends are mixed. The neighborhood ranks toward the higher-crime end within the Austin-Round Rock-Georgetown metro (423 out of 527 neighborhoods), and national percentiles indicate below-average safety relative to U.S. neighborhoods. That said, property offenses show a recent year-over-year decline, while violent offense measures remain comparatively elevated. Investors typically underwrite for routine security measures and active property management to support resident peace of mind.
Regional employment access is anchored by large corporate offices within commuting distance, supporting a broad renter pool and lease stability. Notable nearby employers include State Farm Insurance, Oracle, Whole Foods Market, New York Life, and Coca-Cola.
- State Farm Insurance insurance (21.3 miles)
- Oracle Waterfront software (26.6 miles)
- Whole Foods Market grocery retail (27.6 miles) HQ
- New York Life insurance (32.5 miles)
- Coca-Cola beverages (35.2 miles)
This 80-unit, 1996-vintage asset benefits from a deep renter base and balanced neighborhood occupancy that supports consistent collections. Based on CRE market data from WDSuite, the surrounding neighborhood shows very high renter-occupied share, everyday amenity access (especially groceries and cafes), and an ownership market that is high-cost relative to incomesfactors that tend to reinforce reliance on multifamily housing. Within a 3-mile radius, population and household growth, coupled with a large 1834 cohort, point to a larger tenant base and leasing resilience.
Relative to a neighborhood stock that skews newer, the assets 1996 vintage suggests value-add potential through targeted renovations and systems planning to improve competitive standing. Investors should balance this upside with prudent lease management given rent-to-income pressures and allocate for security and active management, as safety indicators trail national medians.
- Deep neighborhood renter concentration supports demand stability and renewal potential.
- Amenity access (groceries, cafes) and metro connectivity aid retention and leasing velocity.
- 1996 vintage offers value-add and modernization opportunities versus newer competing stock.
- High-cost ownership relative to incomes reinforces multifamily reliance and occupancy support.
- Risks: below-average safety metrics and rent-to-income pressure require disciplined operations.