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    San Marcos Multifamily Portfolio Title is generated by Realmo AI

    540566 Crest Circle Dr, San Marcos, TX 78666

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    Twelve-unit residential portfolio in San Marcos, Texas, near Texas State.

    Type:Multifamily
    Property size:
    11,136 SF
    Price / SF:
    $161/SF
    Added:
    Feb 21, 2026
    Days on Market:
    98
    Last Refresh:
    Mar 17 at 1:16 pm

    Property Features for 540566 Crest Circle Dr

    General Information

    Standard status
    Active
    Size
    11,136 SF
    Property subtype
    Multifamily

    Building Details

    Year Built
    2012

    We can help!

    Listing Contact
    Andrew Phillips
    Andrew Phillips

    Listing agent Andrew Phillips License #672721

    Listing office SRE Commercial

    Listing date Feb 21, 2026

    Source Crexi

    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 SRE Commercial

    HighLights

    • Rare opportunity to acquire 12 units in a single transaction in a high‑demand Central Texas market.
    • Below replacement cost at $150,000 per door, significantly lower than new construction costs in San Marcos.
    • Proven income growth since 2022 with significant rental upside potential.
    • Located in San Marcos, a rapidly growing area between Austin and San Antonio.
    • Simplified management due to all units having the same 2BR/2BA configuration.
    • Stabilized, income‑producing assets with existing tenants and management infrastructure.

    Overview

    This is a rare opportunity to acquire a stabilized, cash-flowing residential portfolio of twelve units in San Marcos, Texas. The portfolio consists of six duplex buildings with twelve contiguous units across three adjacent parcels. Built in 2012, the units are configured as two-bedroom, two-bathroom layouts. The location is in the heart of the San Marcos metro, near Texas State University, which has over 38,000 students. The property is positioned along the I-35 corridor between Austin and San Antonio, in a high-demand market. The gross rental income has grown every year since 2022 and is projected to increase in 2025. Current rents are below market comparables, representing upside as leases renew. Acquiring 12 units in a single transaction delivers immediate scale, operational efficiency, and a diversified income stream. The property benefits from consolidated vendors, portfolio insurance, and unified accounting, improving net cash flow. This portfolio represents outstanding value, well below replacement cost, with a proven rent history dating to 2022.
    Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Travel Agency

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    San Marcos
    County
    Hays
    State
    Texas
    Longitude
    -97.9593
    Latitude
    29.8666

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    FAQs

    What type of property is this?
    Duplex - Twelve-unit residential portfolio in San Marcos, Texas, near Texas State.
    Where is this duplex located?
    The property is located at 540566 Crest Circle Dr San Marcos, TX.
    What is the asking price?
    The asking price for this property is $1,800,000.
    What are key features of this property?
    This property features: Rare opportunity to acquire 12 units in a single transaction in a high‑demand Central Texas market.; Below replacement cost at $150,000 per door, significantly lower than new construction costs in San Marcos.; Proven income growth since 2022 with significant rental upside potential.
    (830) 237-5356 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Andrew Phillips
    Andrew Phillips
    Real Estate License ID: 672721
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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