Build-to-Rent Detached Home
For Sale
$2,513,400
99 Mager Ln, Hutto, TX 78634
Eleven detached 2–3 bedroom homes with private yards and dedicated parking within a build-to-rent community.
Property Size10,982 SF
Price / SF$228.87
Days on Market108
Property Features for 99 Mager Ln
General Information
Standard status
Active
Size
10,982 SF
Property subtype
General Commercial
Additional Details
Highway Access
Yes
Multifamily Units
11
Taxes and HOA fees
Annual Taxes
$17,389
Amenities
Central Air
3
22 Parking Spaces. Private.
Building Details
Year Built
2026
Tenancy
Multi
Listing Agency:
Keller Williams Realty Lone Star
(512) 994-0247
Listed By:
Robert Fischer · License #0538860
(512) 994-0247
Source:
Xome
Added: Apr 24
Changed: Aug 8
Last Checked: Aug 9 at 5:30AM
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 offering presents an 11-unit build-to-rent portfolio within the Villas at Cottonwood Trail community. The homes are detached and designed for independent living, with private yards and dedicated parking for each residence. Floor plans are listed as 2 to 3 bedrooms and approximately 822 to 1,152 square feet, supporting a mix of household sizes. The community is also presented as suitable for flexible rental strategies, including long-term, mid-term, and short-term rentals.
The property is located in Hutto, Texas, at 99 Mager Ln Unit E1 (address provided for the listing). The remarks note the portfolio is minutes from major employers including Samsung, Tesla, and Amazon, as well as major toll roads and highways including SH-130, Hwy 79, and I-35. The listing is positioned as part of a broader Villas at Cottonwood Trail community.
For buyers and operators, this is a small-format build-to-rent acquisition with a uniform detached-home layout and on-site parking and yard features. It may also appeal to investors evaluating programmatic execution across a multi-unit portfolio, with the added note that additional acquisition opportunities are available, including a full 22-unit portfolio, smaller groupings, or individual units. Buyer to verify all information.
The property is located in Hutto, Texas, at 99 Mager Ln Unit E1 (address provided for the listing). The remarks note the portfolio is minutes from major employers including Samsung, Tesla, and Amazon, as well as major toll roads and highways including SH-130, Hwy 79, and I-35. The listing is positioned as part of a broader Villas at Cottonwood Trail community.
For buyers and operators, this is a small-format build-to-rent acquisition with a uniform detached-home layout and on-site parking and yard features. It may also appeal to investors evaluating programmatic execution across a multi-unit portfolio, with the added note that additional acquisition opportunities are available, including a full 22-unit portfolio, smaller groupings, or individual units. Buyer to verify all information.
Key Highlights
- 11‑unit build‑to‑rent (BTR) portfolio within the Villas at Cottonwood Trail community
- Detached 2–3 bedroom homes with private yards and dedicated parking
- Home sizes range from 822–1,152 SF
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
$168,345
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
6.70%
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%
$3,366,900
$3.4M
Cap Rate 7%
$2,404,929
$2.4M
Cap Rate 9%
$1,870,500
$1.9M
Market Conditions
NOI Build-Up for 10,982 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
$322.9K $29.40/SF
− Vacancy
−$16.8K −$1.53/SF
EGI
$306.1K $27.87/SF
− OpEx
−$137.7K −$12.54/SF
NOI
$168.3K $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%
$3,366,900
Cap Rate 7%
$2,404,929
Cap Rate 9%
$1,870,500
Alternative Uses
Best Use
Apartment 5plus
$2.40M
$2.10M – $2.81M
NOI $168,345 @ 7.0% cap · market cap 6.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.59M
$4.02M – $5.36M
NOI $321,353 @ 7.0% cap · market cap 12.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
11
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
116
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?
Apartment building - Eleven detached 2–3 bedroom homes with private yards and dedicated parking within a build-to-rent community.
Where is this apartment building located?
The property is located at 99 Mager Ln Hutto, TX.
What is the asking price?
The asking price for this property is $2,513,400.
What are key features of this property?
This property features: 11‑unit build‑to‑rent (BTR) portfolio within the Villas at Cottonwood Trail community; Detached 2–3 bedroom homes with private yards and dedicated parking; Home sizes range from 822–1,152 SF
