99 Mager LN Unit #A1, Hutto, TX 78634

Rare opportunity to acquire a 22-unit build-to-rent (BTR) portfolio in Hutto, TX, offered at $5,000,000 (~$227K/unit)—a substantial discount to its recent appraised value of $5,548,700 (~10% below appraisal), providing immediate built-in equity. Villas at Cottonwood Trail features 22 detached 2–3 bedroom homes (822–1,152 SF) with private yards, dedicated parking and potential options for a front courtyard and covered carport. Designed for strong rental demand and long-term tenant retention. Strategically located minutes from Samsung, Tesla, Amazon, and major toll roads (SH-130, Hwy 79, I-35), the property benefits from rapid population growth and major employment drivers. Current underwriting reflects projected gross income of ~$436,500 for long-term rentals with NOI of ~$302,070 (6.03% cap), and ~$736,800 gross with NOI of ~$380,512 (7.60% cap) utilizing a mid-term rental strategy. Blended approach projects ~$341,291 NOI (~6.8% cap). Average rents are approximately $1,653/month (LTR) and $2,840/month (MTR). Property supports flexible rental strategies including long-term, mid-term, and short-term rentals. Available as a full 22-unit portfolio or partial acquisition options including 11-unit, 4-unit, 2-unit groupings, or individual units. Rare chance to acquire a scalable, small-format BTR community in one of the fastest-growing submarkets north of Austin. Buyer to verify all information.

Pinnelli-Mayberry Subdivision in Hutto represents a rare institutional-grade investment opportunity priced at $5 million for a fully stabilized 22-unit build-to-rent community. The portfolio trades at approximately $227,000 per unit, reflecting a 10% discount to its most recent appraisal of $5.548 million, creating immediate equity for the acquiring investor.

The Villas at Cottonwood Trail comprises 22 detached homes ranging from 822 to 1,152 square feet across two stories, with each unit featuring private yards and dedicated parking. Construction employs HardiPlank and stone, delivering durable finishes suited for long-term rental performance. Units range from two to three bedrooms, designed specifically for the rental market's tenant retention requirements. The 2.947-acre parcel provides the density and cohesion necessary for efficient property management while maintaining the privacy and independence that detached housing commands.

Location anchors the investment thesis. Hutto's strategic position places the property minutes from Samsung's semiconductor manufacturing campus, Tesla's gigafactory, and Amazon's logistics operations. Access to SH-130, Highway 79, and I-35 connects residents and investment payoff to the broader Austin metropolitan market. This proximity to major employers and transportation corridors drove Williamson County's rapid expansion, with population growth consistently outpacing regional averages.

Current underwriting supports multiple income strategies. Long-term rental operations project approximately $436,500 in gross annual income with a net operating income of $302,070, representing a 6.03% capitalization rate. Mid-term rental positioning increases gross income to $736,800 with NOI reaching $380,512 and a 7.60% cap rate. A blended approach targeting mixed-tenure occupancy projects approximately $341,291 NOI at a 6.8% cap. Average monthly rents run $1,653 for long-term leases and $2,047 for mid-term occupancy.

The asset structure offers acquisition flexibility. Buyers may acquire the full 22-unit portfolio or select partial groupings of 11 units, 4 units, 2 units, or individual properties. This modularity attracts different investor profiles, from institutional capital seeking scale to smaller operators building entry-level portfolios.

For investors evaluating Williamson County's investment landscape, this offering represents the type of stabilized, income-producing small-format community that typically remains off-market. The combination of institutional pricing, demonstrable cash flow, employment proximity, and operational flexibility positions this portfolio as a foundational asset in a market where similar opportunities remain scarce.