11-Unit Build-to-Rent
For Sale
$2,513,400
99 Mager Ln E2, Hutto, TX 78634
Detached rental homes offer private yards, dedicated parking, and flexible leasing options in a planned community setting.
Property Size10,982 SF
Price / SF$228.87
Days on Market27
Property Features for 99 Mager Ln E2
General Information
Standard status
Active
Size
10,982 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
11
Amenities
private yards
dedicated parking
Building Details
Year Built
2026
Listing Agency:
Keller Williams Realty Lone Star
(512) 791-0229
Listed By:
Robert Fischer · License #0538860
Source:
Olverabolton
Added: Aug 4
Changed: Aug 28
Last Checked: Aug 29 at 12:34PM
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 11-unit build-to-rent portfolio consists of detached two- and three-bedroom homes ranging from 822 to 1,152 SF. Each residence includes a private yard and dedicated parking, with construction dated 2026. The collection is part of the Villas at Cottonwood Trail community in Hutto, Texas.
The property is minutes from Samsung, Tesla, and Amazon, with access to SH-130, Hwy 79, and I-35. Rental strategies identified for the portfolio include long-term, mid-term, and short-term arrangements. Acquisition options also include the full 22-unit portfolio, four-unit or two-unit groupings, and individual units.
The property is minutes from Samsung, Tesla, and Amazon, with access to SH-130, Hwy 79, and I-35. Rental strategies identified for the portfolio include long-term, mid-term, and short-term arrangements. Acquisition options also include the full 22-unit portfolio, four-unit or two-unit groupings, and individual units.
Key Highlights
- 11‑unit build‑to‑rent portfolio in the Villas at Cottonwood Trail community
- Detached two- and three‑bedroom homes ranging from 822 to 1,152 SF
- Private yards and dedicated parking for each residence
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
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 - Detached rental homes offer private yards, dedicated parking, and flexible leasing options in a planned community setting.
Where is this multifamily property located?
The property is located at 99 Mager Ln E2 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 portfolio in the Villas at Cottonwood Trail community; Detached two- and three‑bedroom homes ranging from 822 to 1,152 SF; Private yards and dedicated parking for each residence
