| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 53rd | Fair |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 810 N Lbj Dr, San Marcos, TX, 78666, US |
| Region / Metro | San Marcos |
| Year of Construction | 1975 |
| Units | 20 |
| Transaction Date | 2010-12-31 |
| Transaction Price | $1,175,000 |
| Buyer | SAN MARCOS GREEN INVESTORS II LLC |
| Seller | SAN MARCOS VERSAILLES APARTMENTS LIMITED |
810 N LBJ Dr, San Marcos TX Multifamily Investment
Neighborhood-level occupancy is exceptionally tight with a deep renter base, supporting stable tenancy according to CRE market data from WDSuite. Positioned in a renter-heavy pocket of San Marcos, the asset benefits from steady demand drivers with proximity to services and the Austin–San Antonio corridor.
This Inner Suburb neighborhood in San Marcos rates B+ and ranks 183 out of 527 across the Austin metro, placing it competitive among Austin-Round Rock-Georgetown neighborhoods. Amenity access is a clear strength: restaurants, cafes, groceries, and parks are dense relative to metro peers and sit well above national medians, supporting day-to-day convenience that helps with resident retention.
Neighborhood occupancy is at the top of the metro distribution (measured for the neighborhood, not the property), indicating limited near-term supply slack and historically strong lease-up conditions. The share of housing units that are renter-occupied is high for the neighborhood, signaling a broad tenant base and durable leasing demand for multifamily.
Within a 3-mile radius, demographics indicate a large 18–34 cohort and continued growth in both population and households through the next five years, pointing to renter pool expansion and depth for smaller formats. Rising incomes within this radius, alongside shrinking average household size, tend to support absorption of professionally managed apartments and can aid occupancy stability over time.
Home values in the neighborhood sit toward the higher end for the region and above national medians, while rent-to-income dynamics suggest some affordability pressure. For investors, this combination often sustains reliance on rental housing, supporting pricing power and lease retention, though careful income screening and renewal management remain important.
Safety metrics for the neighborhood are mixed but generally around the metro middle. The neighborhood’s crime rank sits in the competitive range among 527 Austin-area neighborhoods, and national comparisons indicate roughly mid-pack conditions rather than top-quartile safety.
Recent trend data show a year-over-year decline in violent incidents, while property crime sits closer to national mid-to-better ranges. For investors, this points to conditions that typically support workforce and student-oriented demand, with standard security, lighting, and access controls advisable to aid resident retention and asset performance.
The employment base within commuting range blends insurance, tech, and consumer headquarters that help anchor demand and support retention for renters seeking access to Austin’s job market. Nearby organizations include State Farm Insurance, Oracle, Whole Foods Market, New York Life, and CST Brands.
- State Farm Insurance — insurance (21.5 miles)
- Oracle Waterfront — technology offices (27.5 miles)
- Whole Foods Market — corporate offices (28.3 miles) — HQ
- New York Life — insurance (32.9 miles)
- Cst Brands — consumer products (34.3 miles) — HQ
Tight neighborhood occupancy and a high concentration of renter-occupied units underpin consistent multifamily demand at 810 N LBJ Dr. Strong amenity density and proximity to the Austin–San Antonio growth corridor add support to leasing velocity and renewal potential. According to CRE market data from WDSuite, the neighborhood performs competitively within the metro, and national comparisons show amenity access that helps sustain renter appeal.
Within a 3-mile radius, population and household growth projections signal a larger tenant base ahead, with a sizable young adult cohort reinforcing demand for smaller, professionally managed units. Elevated ownership costs in the neighborhood and mid-level safety metrics point to ongoing reliance on rentals and the need for balanced lease management, income screening, and operating discipline.
- Tight neighborhood occupancy supports leasing stability (neighborhood metric, not property-specific)
- High renter-occupied share indicates depth of tenant demand
- Amenity-rich location near Austin–San Antonio corridor aids retention and absorption
- 3-mile population and household growth expand the renter pool over the medium term
- Risks: affordability pressure and mid-pack safety warrant prudent screening and operating controls