22-Unit Multifamily
New
For Sale
$5,000,000
99 Mager Ln A2, Hutto, TX 78634
Newly built detached rental homes with private yards, dedicated parking, and flexible long-, mid-, and short-term rental options.
Property Size21,772 SF
Price / SF$229.65
Days on Market2
Property Features for 99 Mager Ln A2
General Information
Standard status
Active
Size
21,772 SF
Property subtype
Multi-Family
Additional Details
Asking Price
$5,000,000
Highway Access
Yes
Multifamily Units
22
Amenities
private yards
dedicated parking
Building Details
Year Built
2026
Buildings
22
Listing Agency:
Keller Williams Realty Lone Star
Listed By:
Robert Fischer · License #0538860
(512) 791-0229
Source:
Olverabolton
Added: Sep 4
Last Checked: Sep 4 at 2:20PM
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.
Villas at Cottonwood Trail is a 22-unit multifamily property comprising detached two- and three-bedroom homes ranging from 822 to 1,152 square feet. The residences include private yards and dedicated parking, with potential options for a front courtyard and covered carport. Built in 2026, the property supports long-term, mid-term, and short-term rental strategies and may be acquired as the complete portfolio or in smaller groupings, including 11-unit, 4-unit, and 2-unit configurations or individual units.
The property is located at 99 Mager Ln A2 in Hutto, Texas, near Samsung, Tesla, and Amazon employment centers. Regional access includes SH-130, Hwy 79, and I-35. Underwriting includes projected 6.03% and 7.60% cap rates for long-term and mid-term rental approaches, respectively, with a blended projection of approximately 6.8% cap rate. Buyer to verify all information.
The property is located at 99 Mager Ln A2 in Hutto, Texas, near Samsung, Tesla, and Amazon employment centers. Regional access includes SH-130, Hwy 79, and I-35. Underwriting includes projected 6.03% and 7.60% cap rates for long-term and mid-term rental approaches, respectively, with a blended projection of approximately 6.8% cap rate. Buyer to verify all information.
Key Highlights
- 22‑unit multifamily portfolio with detached 2–3 bedroom homes
- Homes range from 822–1,152 SF and include private yards
- Dedicated parking provided for the residences
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
$333,746
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
6.67%
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%
$6,674,920
$6.7M
Cap Rate 7%
$4,767,800
$4.8M
Cap Rate 9%
$3,708,289
$3.7M
Market Conditions
NOI Build-Up for 21,772 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
$640.1K $29.40/SF
− Vacancy
−$33.3K −$1.53/SF
EGI
$606.8K $27.87/SF
− OpEx
−$273.1K −$12.54/SF
NOI
$333.7K $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%
$6,674,920
Cap Rate 7%
$4,767,800
Cap Rate 9%
$3,708,289
Alternative Uses
Best Use
Apartment 5plus
$4.77M
$4.17M – $5.56M
NOI $333,746 @ 7.0% cap · market cap 6.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.10M
$7.96M – $10.62M
NOI $637,087 @ 7.0% cap · market cap 12.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22
Residential units
Yes
Highway access
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 - Newly built detached rental homes with private yards, dedicated parking, and flexible long-, mid-, and short-term rental options.
Where is this multifamily property located?
The property is located at 99 Mager Ln A2 Hutto, TX.
What is the asking price?
The asking price for this property is $5,000,000.
What are key features of this property?
This property features: 22‑unit multifamily portfolio with detached 2–3 bedroom homes; Homes range from 822–1,152 SF and include private yards; Dedicated parking provided for the residences
