4-Unit Build-to-Rent
For Sale
$914,600
99 Mager Ln F1, Hutto, TX 78634
Detached two- and three-bedroom homes include private yards and dedicated parking.
Property Size4,022 SF
Price / SF$227.40
Days on Market34
Property Features for 99 Mager Ln F1
General Information
Standard status
Active
Size
4,022 SF
Property subtype
Multi-Family
Building Details
Year Built
2026
Listing Agency:
Keller Williams Realty Lone Star
(512) 791-0229
Listed By:
Robert Fischer · License #0538860
Source:
Olverabolton
Added: Jul 28
Changed: Aug 29
Last Checked: Aug 29 at 2:32PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Realty Lone Star
Investment Insights
Based on property information with market context.
This multifamily offering comprises four detached build-to-rent homes within the Villas at Cottonwood Trail community. The residences range from 822 to 1,152 SF and feature two- or three-bedroom layouts, private yards, and dedicated parking. Built in 2026, the portfolio supports long-term, mid-term, and short-term rental strategies.
The property is located in Hutto, minutes from Samsung, Tesla, and Amazon employment centers. Access to SH-130, Hwy 79, and I-35 provides connections throughout the surrounding area. The offering can be acquired as a four-unit group, with additional acquisition configurations identified for the broader portfolio, including 11-unit, 2-unit, and individual-unit options.
The property is located in Hutto, minutes from Samsung, Tesla, and Amazon employment centers. Access to SH-130, Hwy 79, and I-35 provides connections throughout the surrounding area. The offering can be acquired as a four-unit group, with additional acquisition configurations identified for the broader portfolio, including 11-unit, 2-unit, and individual-unit options.
Key Highlights
- Four detached build‑to‑rent homes in the Villas at Cottonwood Trail community
- Individual residences range from 822–1,152 SF with two- and three‑bedroom layouts
- Private yards and dedicated parking serve each home
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$61,654
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.74%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,233,080
$1.2M
Cap Rate 7%
$880,771
$880.8K
Cap Rate 9%
$685,044
$685.0K
Market Conditions
NOI Build-Up for 4,022 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$118.2K $29.40/SF
− Vacancy
−$6.1K −$1.53/SF
EGI
$112.1K $27.87/SF
− OpEx
−$50.4K −$12.54/SF
NOI
$61.7K $15.33/SF
Area
Williamson County, TX
Vacancy
5.20%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,233,080
Cap Rate 7%
$880,771
Cap Rate 9%
$685,044
Alternative Uses
Best Use
Apartment 5plus
$880.8K
$770.7K – $1.03M
NOI $61,654 @ 7.0% cap · market cap 6.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,691 @ 7.0% cap · market cap 12.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
280
Businesses Nearby
Explore this area
Business Placement
Demographics for 78634, TX
37,951
Population
15,322
Households
2.5
Avg Household Size
33
Median Age
35%
College-Educated
93%
High-School Grad
56.4 sq mi
ZIP Area
673
Density / Sq Mi
$111,227
Median Household Income
$52,649
Median Earnings
$2,024
Median Rent
$334,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Detached two- and three-bedroom homes include private yards and dedicated parking.
Where is this multifamily property located?
The property is located at 99 Mager Ln F1 Hutto, TX.
What is the asking price?
The asking price for this property is $914,600.
What are key features of this property?
This property features: Four detached build‑to‑rent homes in the Villas at Cottonwood Trail community; Individual residences range from 822–1,152 SF with two- and three‑bedroom layouts; Private yards and dedicated parking serve each home
