| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Good |
| Demographics | 65th | Fair |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 613 W San Antonio St, San Marcos, TX, 78666, US |
| Region / Metro | San Marcos |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | 2000-05-24 |
| Transaction Price | $781,300 |
| Buyer | KEENE FAMILY TRUST |
| Seller | KEENE RICHARD D |
613 W San Antonio St San Marcos Value-Add Multifamily
Neighborhood occupancy near 95% and a renter-occupied share around 69% indicate deep tenant demand and leasing resiliency, based on CRE market data from WDSuite.
Positioned in San Marcos within the Austin-Round Rock-Georgetown metro, the neighborhood is rated A and sits in the top quartile among 527 metro neighborhoods, a signal of healthy fundamentals for multifamily investors. According to WDSuite’s commercial real estate analysis, neighborhood occupancy has hovered around 95% over the last five years, supporting income stability.
Amenity access is a strength: restaurants and parks density rank among the highest nationally, with grocery options also abundant. Pharmacy access is comparatively thin in this immediate area, which may influence resident convenience but is typically manageable with delivery and short-drive options. Childcare availability is strong relative to most neighborhoods nationwide.
Tenure patterns support multifamily demand: about two-thirds of housing units are renter-occupied at the neighborhood level, indicating a broad tenant base and steady leasing pipeline. Median contract rents sit mid-range for the metro, while the neighborhood’s rent-to-income positioning suggests manageable affordability pressure, which can aid retention and reduce turnover risk.
Vintage dynamics matter for competitive set planning. The average construction year in the neighborhood skews newer (mid‑1990s), while the subject asset was built in 1972. That age gap points to potential value-add and capital planning opportunities to modernize interiors, common areas, and building systems to compete with newer stock.
Within a 3-mile radius, demographics show population growth over the last five years alongside a notable increase in households and families, with forecasts calling for further household expansion. This trajectory implies a larger tenant base and supports occupancy stability as more renters enter the market.
Home values in the neighborhood sit above many U.S. areas and are high relative to local incomes, which tends to reinforce renter reliance on multifamily housing and can support pricing power when paired with strong amenity access and stable occupancy, according to WDSuite’s CRE market data.
Safety conditions should be evaluated carefully. Relative to neighborhoods nationwide, this area trends below national norms for safety, and within the Austin metro it sits in the lower tier (bottom quintile among 527 neighborhoods). Investors commonly address this with property-level measures such as lighting, access controls, and active management.
Recent year-over-year indicators show elevated violent and property offense readings versus national benchmarks, with recent upticks noted in the data. For underwriting, incorporate security line items and consider partnerships with local community resources to support resident confidence and retention over the hold period.
The broader corridor links to major employers that help sustain renter demand through a diverse white‑collar workforce, including State Farm (insurance), Oracle (technology), Whole Foods Market (grocery corporate), CST Brands (fuel retail), and New York Life (insurance).
- State Farm Insurance — insurance (22.5 miles)
- Oracle Waterfront — technology (28.5 miles)
- Whole Foods Market — grocery corporate (29.4 miles) — HQ
- Cst Brands — fuel retail (33.5 miles) — HQ
- New York Life — insurance (33.9 miles)
613 W San Antonio St is a 24‑unit asset built in 1972, offering a clear value‑add path in a neighborhood that ranks in the top quartile among 527 Austin metro neighborhoods. The local renter base is deep, neighborhood occupancy has trended around 95%, and amenity access (restaurants, parks, and groceries) is notably strong. According to CRE market data from WDSuite, ownership costs in the area remain elevated relative to incomes, which helps sustain rental demand and supports lease retention when paired with disciplined rent management.
Within a 3‑mile radius, population and household counts have grown and are projected to increase further, pointing to renter pool expansion that can support occupancy stability. Given the asset’s older vintage versus a neighborhood average from the mid‑1990s, targeted renovations and system upgrades can enhance competitive positioning and NOI durability, while underwriting should account for safety-related operating practices.
- Top‑quartile neighborhood in the Austin metro with strong amenity access and steady occupancy
- Deep renter base and supportive homeownership cost dynamics reinforce demand and lease retention
- 1972 vintage creates a practical value‑add and capital planning opportunity versus newer nearby stock
- 3‑mile demographics indicate population and household growth, supporting a larger tenant base over time
- Risk: below‑average safety metrics warrant security investments and vigilant property management