540-566 Crest Circle Dr, San Marcos, TX 78666

A Rare, Scaled Portfolio in a High-Demand Texas Market. Acquiring 12 units in a single transaction is exceedingly rare in Central Texas, delivering immediate scale, operational efficiency, and a diversified income stream from Day 1. All units share the same 2BR/2BA configuration, simplifying management, unit turns, and capital planning. San Marcos sits at the nexus of the I-35 corridor between Austin and San Antonio, home to 4 million+ residents and growing. Hays County has ranked among the fastest-growing counties in the nation for over a decade. Texas State University (38,000+ enrollment) anchors consistent renter demand, while proximity to Austin's tech economy and San Antonio's healthcare and military sectors add further depth. Proven Income, Four Consecutive Years of Growth Gross rental income has grown every year since 2022, from $151,541 to a projected $161,511 in 2025 (2.1% CAGR). Current rents remain $187 to $287/unit below market comparables of $1,350 to $1,450, representing meaningful upside captured organically as leases renew. $150,000 Per Door, Below Replacement Cost New construction in San Marcos routinely exceeds $200,000 per door. The buyer acquires stabilized, income-producing assets with existing tenants and management infrastructure. No construction risk, no lease-up period, no development timeline. Built in 2012 with a strong remaining useful life on all major systems. Twelve contiguous units across three adjacent parcels create exceptional leverage: one property manager, consolidated vendors, portfolio insurance, and unified accounting, all improving net cash flow versus scattered single-family rentals.

Twelve contiguous units on 5.19 acres at 540-566 Crest Circle Dr is the kind of scale San Marcos investors rarely see in a single closing. In San Marcos, 540-566 Crest Circle Dr trades at $1.80 million, or about $162 per square foot, which is a sharp data point for 11,136 square feet of income-producing space built in 2012.

This is a Residential Income - See Remarks property in San Marcos, Texas 78666, inside Guadalupe County, with a 12-car garage and a layout that is built for operational efficiency. The unit mix is reported as consistent across the asset, which matters. Matching 2 bedroom, 2 bath floor plans simplify leasing, maintenance, turnover, and long-term capital planning. For an owner, that means fewer surprises and cleaner management than a scattered rental portfolio spread across multiple neighborhoods.

The location is a major part of the story. San Marcos sits on the I-35 corridor between Austin and San Antonio, one of the strongest population and job growth corridors in Texas. Texas State University adds a steady layer of renter demand, and the broader market benefits from the pull of Austin tech employers to the north and San Antonio healthcare and military employment to the south. From this address, access to I-35 is a practical advantage for commuting, vendor service, and tenant mobility. That regional position is one reason San Marcos has stayed on investor radar while much of Central Texas has become harder to pencil.

For households evaluating the area, the school path is straightforward through Navarro ISD. Elementary students attend Navarro, middle school students attend Navarro, and high school students attend Navarro. That kind of continuity is useful for renters who want a single district path rather than changing campuses across town. It also gives this part of San Marcos a clearer identity than many edge-of-market rental pockets.

The numbers support the story. At roughly $150,000 per door based on the 12-unit configuration described in the remarks, the basis compares favorably with many newer build scenarios, especially when construction costs, lease-up risk, and timeline uncertainty are part of the equation. Built in 2012, the property is new enough to avoid the heavier system risk that often comes with older inventory, while the 20 days on market suggests current attention without becoming stale. For buyers focused on durable demand, manageable operations, and long-term upside in San Marcos, 540-566 Crest Circle Dr lines up with where this corridor is still headed.