| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 57th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 200 Robbie Ln, San Marcos, TX, 78666, US |
| Region / Metro | San Marcos |
| Year of Construction | 1983 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
200 Robbie Ln, San Marcos TX — Value-Add Multifamily Positioning
Neighborhood occupancy is steady and renter concentration is exceptionally high, pointing to durable tenant demand, according to CRE market data from WDSuite. The address sits in an amenity-rich inner suburb where renters rely on multifamily housing, supporting lease-up and renewal potential.
The property is in an Inner Suburb of San Marcos rated A- and ranked 99th among 527 metro neighborhoods, placing it competitive among Austin–Round Rock–Georgetown submarkets while landing above the national median on several livability factors (based on CRE market data from WDSuite). Neighborhood occupancy is 93.5% (neighborhood-level), which is above the national median but not top-tier for the metro, suggesting stable but still price-sensitive leasing conditions.
Amenities are a clear strength. Restaurant density is in the 98th percentile nationally, with grocery, parks, cafes, and pharmacies each around the low-90s percentiles. This concentration of daily needs and food-and-beverage options typically supports renter retention and reduces reliance on long commutes for essentials.
Renter-occupied share at the neighborhood level is among the highest in the metro (ranked 8th of 527), signaling a deep renter pool for multifamily assets. Within a 3-mile radius, data show a predominantly renter-driven housing stock today and continuing into the forecast period, which reinforces demand depth for smaller formats and workforce-oriented units.
Demographics aggregated within a 3-mile radius indicate recent population growth and a sizeable 18–34 cohort. Forecasts point to further population gains and a substantial increase in household count over the next five years, implying a larger tenant base and ongoing renter pool expansion. Average household size is projected to trend lower, which can sustain demand for smaller units and support occupancy stability.
Vintage is a consideration: the neighborhood’s average construction year trends newer (around 2001), while this asset’s 1983 build likely requires thoughtful capital planning. For investors, that can translate into value-add potential through renovations and systems upgrades to maintain competitive positioning against newer stock.
Affordability requires active management. Neighborhood-level rent-to-income metrics are elevated, which can create retention risk for cost-burdened renters. However, incomes within the 3-mile radius have been rising and are projected to continue increasing, which can help support pricing power if operators pair rent growth with targeted amenity and unit updates.
Safety signals are mixed and should be contextualized at the neighborhood level rather than the property. The neighborhood’s crime rank sits in the lower half of the metro (453rd of 527), indicating below-average safety relative to Austin–Round Rock–Georgetown peers. Nationally, both violent and property offense indicators fall in low percentiles, so investors should underwrite with conservative assumptions and plan for standard operating measures (access control, lighting, and resident engagement) commonly used to support stability.
Trend-wise, year-over-year changes indicate recent increases in estimated incident rates at the neighborhood scale. While these statistics can be volatile, comparative framing against metro and national benchmarks suggests this area is less safe than average; prudent underwriting, partnership with local resources, and property-level safety investments are typical risk mitigants.
Regional employment is anchored by corporate offices within commuting range that support workforce housing demand and leasing durability. Notable nearby employers include State Farm Insurance, Oracle Waterfront, Whole Foods Market, New York Life, and CST Brands.
- State Farm Insurance — insurance (21.8 miles)
- Oracle Waterfront — software/corporate offices (27.4 miles)
- Whole Foods Market — grocery retail/corporate (28.3 miles) — HQ
- New York Life — insurance (33.0 miles)
- Cst Brands — convenience retail/energy (34.9 miles) — HQ
200 Robbie Ln offers scale at 100 units with smaller average floorplans, aligning with renter-by-necessity segments that dominate the local housing stock. Neighborhood occupancy is solid and amenity access is strong, while the area’s exceptionally high renter-occupied share supports depth of demand and lease-up resiliency. According to CRE market data from WDSuite, the neighborhood sits above the national median on multiple amenity measures, and a 3-mile radius shows population growth with a forecasted expansion in households — both supportive of long-term renter pool growth.
Built in 1983, the asset is older than the neighborhood’s average vintage, which points to value-add and systems modernization opportunities to remain competitive against newer supply. Underwriting should acknowledge affordability pressure (elevated rent-to-income at the neighborhood level) and neighborhood safety that trails metro averages; targeted upgrades, customer service, and expense discipline are key to sustaining occupancy and pricing power while managing risk.
- Dense renter base and steady neighborhood occupancy support demand durability
- Amenity-rich location (food, grocery, parks, pharmacies) aids retention
- 1983 vintage presents value-add and systems upgrade pathways
- 3-mile population and household growth expand the tenant funnel
- Risks: elevated rent-to-income and below-metro-average safety require disciplined leasing and OPEX control